HomeMy WebLinkAboutResolution No. 2024-06 - Exhbit A Pasco Validation ReportPASCO AQUATICS FACILITY
PUBLIC FACILITIES DISTRICT
PASCO, WASHINGTON
JULY, 23, 2024
VALIDATION REPORT
Table of
Contents
1.0 EXECUTIVE SUMMARY
1.1 Introduction: The Vision 5
1.2 Conditions of Excellence 6
1.3 Community Engagement 7
1.4 Initial Project Scope 12
2.0 DESIGN & SYSTEM NARRATIVES
2.1 Architectural 16
2.2 Aquatics 36
2.3 Civil 43
2.4 Landscape 47
2.5 Structural 48
2.6 Mechanical 50
2.7 Electrical 53
2.8 Building Code Analysis 56
3.0 TARGET VALUE DELIVERY &
PROJECT SCHEDULE
3.1 Cost Model Estimate Summary 60
3.2 Phase 1 & Phase 2 Not to Exceed
Amount 61
3.3 Phase 1 & 2 Schedule 63
3.4 Early GMP Plan 66
4.0 QUALITY MANAGEMENT
4.1 Quality Management Plan 69
4.2 Design Quality Management Plan 71
4.3 Subcontract & Underutilized Business
& Inclusion 74
5.0 APPENDIX
5.1 Market Analysis 76
5.2 Operations Plan 90
5.3 Choosing By Advantages Spreadsheets 97
5.4 Architectural Site Plan 100
5.5 Architectural Floor Plan 101
5.6 Architectural Renderings 102
5.7 Civil Drawings 112
5.8 Broadmoor Master Plan Map Exhibit 118
5.9 Schedule 119
5.10 Quality Management Plan 122
ACKNOWLEDGMENTS
1.0
Executive Summary
JULY 23, 20245EXECUTIVE SUMMARY
1.0
EXECUTIVE
SUMMARY
In the Progressive Design-Build process, the Basis of
Design Submittal signals the end of the Validation Period
and is a formal and critical piece of documentation from
the design-build team that identifies intents, scope, and
constructibility assumptions. The Validation Period Report
includes summaries of the project goals and conditions
of excellence that guide decision making, community
engagement efforts and results, Basis of Design narrative
descriptions, diagrams, drawings, and cost estimates,
which altogether define the scope of the Pasco Aquatics
Facility project. The complete Basis of Design Submittal is
used to establish the Target Value Delivery (TVD) Budget
and therefore is a critical milestone in the Design-Build
process prior to executing the contract for the next phase
of design and documentation by the design-build team.
The conclusion of the Validation Period and completion
of the Basis of Design Submittal is still a very early stage
in the design process. The program and priorities have
come into focus and cost assumptions and allowances
are assigned. One of the efficiencies of the Progressive
Design-Build model is that the contractor and design
team are able to articulate expectations about program
elements, materials and constructibility to guide cost,
without having fully finalized or perfected the physical
manifestation of the design. This allows costs and
expectations to be brought into alignment early in the
process and focus priorities for the project within the
construction budget, while lesser priorities are eliminated
from the scope. Design is not over with the Validation
Period Report. Components included within the scope of
work will continue to be developed, refined and detailed
in future phases of the project, while remaining within the
established budget.
A fundamental challenge of the Validation Period is to
evaluate potential investment in subjective, hard to
measure, but critically important goals for the project
experience, while also articulating easier to define spatial
and functionality needs that support those goals. The
proposed concept for the new Pasco Aquatics Facility
addresses both function and experience. Throughout
the Validation Period, the Design-Build team has worked
collaboratively with the Pasco Public Facilities District
steering committee to develop a concept that responds to
the input, support, and concerns that have been expressed
in numerous public outreach efforts including Tri-Cities
citizens, the Public Facilities District Board, as well as City
of Pasco staff and leadership.
This validation report provides a summary of tasks and
deliverables completed to-date, along with the design-
build team’s recommendations as to the validity and
feasibility of delivering this project on the selected site,
within the owner’s anticipated budget and schedule. The
Bouten-NAC team respectfully submits this Validation
Period Report to the Pasco Public Facilities District for
review and consideration to move into the next phase of
the project.
1.1 INTRODUCTION
Pasco Public Facilities District Overview
The Pasco Public Facilities District (PPFD) was formed in
2002 to plan, finance, construct, and/or operate regional
public facilities such as arenas, convention centers,
stadiums, and other major facilities authorized by state
law. Twenty years of information gathering, public
engagement, feasibility studies, planning, hard work,
and dreaming then took place before the voters within
the Pasco Public Facilities District voted on Proposition
No. 1 imposing a 2/10 of 1% Sales and Use Tax for the
purpose of funding an Aquatics Facility and Competition
Pool during a special election in April 2022. The PPFD
Ballot Measure was approved and certified by the Franklin
County Auditor in May 2022. The collection of the Sales
and Use Tax commenced on January 1, 2023. The PPFD
Board intends to allocate funds from the voter approved
JULY 23, 20246EXECUTIVE SUMMARY
Sales & Use Tax consistent with RCW 82.12.048 to fund
the building and operations of a Recreational Aquatics
Facility in Phase 1 and a competition pool in Phase 2. The
PPFD received authorization to utilize the progressive
design-build procurement and delivery method by the
Washington State Capital Projects Advisory Review Board
Project Review Committee on July 27, 2023. Through a
progressive design-build competitive project procurement,
the Bouten-NAC team was selected (in November of 2023)
to design and build the facility and contracted for the
Validation Period to assist the PPFD in the exploration and
target value delivery of the Phase 1 Recreational Aquatics
Facility.
Project Vision & Goals
Having been diligently pursuing the community’s goal to
build a year-round aquatic center for over two decades,
the PPFD’s vision for the project is to provide a distinctive,
modern facility that is adaptable, inclusive, enduring,
and fun for all ages. The initial project program for
the Validation Period was based on a feasibility study
completed in 2016 and updated in 2020 which included
year-round indoor and seasonal outdoor pools along with
associated support spaces. The first phase build-out is
focused on leisure & recreational aquatic features that
support a higher rate of cost recovery potential. Planning
for future phases of expansion, including a competition
pool and related support spaces, is also a key component
of the overall project strategy.
The PPFD and the City of Pasco also share a vision to
master plan projects on adjacent properties to create a
civic hub that will work as a neighborhood anchor and act
as a catalyst for further economic and social development
within the community.
Project goals as established by the PPFD for the Design-
Build Team:
Create a Recreational Aquatics Facility That Meets the
Public’s Needs: The Design-Build Team will design and
construct a recreational Aquatics Facility that provides a
substantial community benefit, incorporating community
input while including amenities that will benefit a wide
range of user groups, including but not limited to families,
teenagers, and senior citizens.
Execute a successful, collaborative Progressive
Design-Build (PDB) process to produce the envisioned
project: The Design-Build Team will develop and utilize
a collaborative relationship between the Owner, its
stakeholders, and the Design-Build Team to exceed the
Project Goals within the Owner’s budget and schedule
while demonstrating exemplary design and project
management.
Maximize Design Within Limited Budget: The Design-
Build Team will leverage the efficiencies of the progressive
design-build process through innovative and lean design
and construction techniques that provides an efficient and
effective design with the most scope and programming
within the Owner’s established budget, is flexible with
respect to its use over time, and allows for expansion for
future phases of the facility.
Optimize Quality, Operations, and Revenue: The Design-
Build Team will assist the Owner in selecting amenities and
features of the facility that will create a high-quality facility,
minimize operations and maintenance costs, and help
meet the facility’s revenue goals, all while being responsive
to the input of stakeholder groups.
Efficient Pricing and Schedule: The Design-Build Team
will provide transparent pricing and scheduling that allows
the Owner to track the cost of design and construction
concurrently so that the Owner is fully informed regarding
the cost implications of design and other project decisions.
1.2 CONDITIONS OF
EXCELLENCE
Before any planning or design work begins, it is imperative
to develop and memorialize the Conditions of Excellence.
They become the guiding principles against which
decisions are evaluated that best benefit the project and
its outcome. Each condition is a commitment that all team
members are responsible for delivering. Delivering on
these conditions will define the measurement of success
of the project and process. In January 2024, Bouten-NAC
hosted a collaborative workshop with PPFD leadership and
Wenaha Group where the project goals were reviewed
in-depth and the following Conditions of Excellence were
established:
JULY 23, 20247EXECUTIVE SUMMARY
1.3 COMMUNITY
ENGAGEMENT
The PPFD exists for the sole purpose of creating a
recreational aquatics facility that meets the needs of the
public they serve. In order to “Do it Right!”, gathering input
and feedback from future patrons and neighbors is vital
to ensure everyone has a voice in this shared endeavor.
The design-build team committed to supporting a several
months-long community outreach effort throughout the
Validation Period and immediately got to work planning
the approach. By providing informative and interactive
activities, the goal of this engagement strategy was
to inform the steering committee and design team of
the community’s highest priorities for aquatic amenity
selections. The PPFD leadership, Wenaha staff, the
Bouten-NAC team went out to meet people where they
are, so it was easier for them to participate. Events
included the HAPO Center Family Expo, recreational
sports league games, Tierra Vida community meetings,
senior centers, Cinco de Mayo festivities, and Fourth of
July pancake breakfast, City of Pasco community feedback
sessions, City of Pasco staff and Pasco PFD Ambassadors
meetings, and Spring Eggstravaganza. The team included
dual-language facilitators and materials to engage local
residents in fun and collaborative ways in an effort to
receive feedback about features of the future facility.
The first event attended was the Tri-Cities Family Expo
2024 at the HAPO Center in January, where the team spent
a weekend chatting with visitors to our booth and asking
people of all ages to participate in an aquatic amenities
voting exercise. From a menu of 24 different options,
voters could choose to place a sticker on their top 5
favorite photos on each display board (each board had 12
photos) or fill out a comment card with the photo numbers
they chose. People were also encouraged to suggest any
alternative options that might not have been included on
the display boards, either verbally to the team or written
on their comment card. By the end of the weekend, there
were so many stickers on the boards that it was hard to
see the photos behind them! Although there were a lot of
popular images, clear preference trends were starting to
emerge.
Community Engagement Informational Display Board
JULY 23, 20248EXECUTIVE SUMMARY
Along with the informational boards that included
pertinent siting information and links to the PPFD’s new
social media accounts, the sticker-voting boards made
their way around the Pasco area for the next several
months trying to reach as many different groups of people
as possible. It is incredibly important to the PPFD and
the design team to hear about not only preferences for
aquatic features but how this yet-to-be designed facility
could reflect and enhance the unique cultural cross-
section of people that live, work, and play in Pasco and the
Tri-Cities area.
A compatible digital Survey Monkey poll was launched
during this time period and was meant to capture
feedback from community members that may not have
been able to attend an in-person event. Nearly 300
responses were received from the online survey. All results
from the in-person and online voting events were tallied
together and ranked in order of priority as shown in the
diagram on page 11.
The design-build team, which includes specialized
aquatic designers, analyzed the voting results and began
developing concept plans that would incorporate as many
of the public’s highest priority features as possible, while
also balancing the PPFD’s budget, revenue, operations,
and maintenance goals. Further information about the
development of the building and pool designs are included
in the final section of the executive summary which
describes the initial project scope and Section 2.0 Design &
Systems Narratives.
Community Engagement Informational Display Board
Community Engagement Voting Cards
JULY 23, 20249EXECUTIVE SUMMARY
PASCO AQUATIC FACILITY - COMMUNITY INPUT BOARD (POSTER) 1
INSTALACIÓN ACUÁTICA DE PASCO - APORTE DE LA COMUNIDAD
VOTA POR TUS 5 COMODIDADES FAVORITAS POR CADA PÓSTER
LAZY RIVER CURRENT
CORRIENTE DEL RÍO
PISCINA DE OLAS RESBALADILLA ACUÁTICA INTERIOR RESBALADILLA ACUÁTICA EXTERIOR RESBALADILLA FAMILIAR
SIMULADOR DE SURF RESBALADILLA REDONDA RESBALADILLA DE CAÍDA PLATAFORMA DE SALTO
VÓRTICE DEL RÍO ESTRUCTURA DE JUEGOPARQUE DE SALPICADURAS Y SPRAY
WAVE POOL
FLOWRIDER
RIVER VORTEX
INDOOR WATER SLIDE
BOWL SLIDE
SPLASH PAD / SPRAY PARK
OUTDOOR WATER SLIDES
DROP SLIDE
PLAY STRUCTURE
FAMILY SLIDE
JUMP PLATFORM
VOTE FOR YOUR TOP 5 FEATURES ON EACH BOARD!
1 2 3 4
5 6 7 8
9 10 11 12
Community Engagement - Aquatic Amenities Voting Display Board 1
Community Engagement Photos from Voting Event
JULY 23, 202410EXECUTIVE SUMMARY
AQUA ZIP’N ROPE SWING
COLORFUL LIGHTING
RENTABLE CABANAS
NINJA COURSE
CLIMBING WALL
IN-WATER LOUNGERS
FLOATING OBSTACLE COURSE
INDOOR / OUTDOOR HOT TUB
FITNESS PROGRAMS
LILY PAD OBSTACLE COURSE
BASKETBALL / VOLLEYBALL
L.E.D SCREEN
13 14 15 16
17 18 19 20
21 22 23 24
BOARD (POSTER) 2PASCO AQUATIC FACILITY - COMMUNITY INPUT
INSTALACIÓN ACUÁTICA DE PASCO - APORTE DE LA COMUNIDAD
COLUMPIO DE CUERDA AQUA ZIP’N
ILUMINACIÓN COLORIDA MURO DE ESCALADA JACUZZI INTERIOR / EXTERIOR BALONCESTO / VOLEIBOL
CABAÑAS ALQUILER TUMBONAS EN EL AGUA PROGRAMA DE FITNESS PANTALLA LED
CURSO DE NINJAS CARRERA DE OBSTÁCULOS DE
NENÚFEROCARRERA DE OBSTÁCULOS FLOTANTES
VOTA POR TUS 5 COMODIDADES FAVORITAS POR CADA PÓSTER
VOTE FOR YOUR TOP 5 FEATURES ON EACH BOARD!
Community Engagement - Aquatic Amenities Voting Display Board 2
Community Engagement Photos from Voting Event
JULY 23, 202411EXECUTIVE SUMMARY
AQUATIC AMENITIES VOTING RESULTS
Cinco De Mayo Engagement Event
LAZY RIVER
COLORFUL LIGHTING
WAVE POOL
FLOATING OBSTACLE COURSE
INDOOR WATER SLIDE
OUTDOOR WATER SLIDE
JUMP PLATFORM
NINJA COURSE
1 1
2 17
3 5
4 15
5 6
6 7
7 12
8 14
9 19
10 9
11 10
12 4
13 24
14 23
15 21
16 3
BOWL SLIDE
FLOWRIDER
INDOOR/OUTDOOR HOT TUB
FITNESS PROGRAMS
LED SCREEN
PLAY STRUCTURE
RENTABLE CABANAS
SPLASH PAD
17 13
18 22
19 16
20 8
21 2
22 18
23 11
24 20
LILY PAD OBSTACLE
IN WATER LOUNGERS
ROPE SWING
CLIMBING WALL
VORTEX
FAMILY WATER SLIDE
DROP SLIDE
B-BALL/V-BALL
RANK #PHOTO #RANK #PHOTO #RANK #PHOTO #
Aquatic Amenities Voting Board
JULY 23, 202412EXECUTIVE SUMMARY
1.4 INITIAL PROJECT
SCOPE
The Pasco Aquatics Facility is intended to provide a
recreational aquatic center with year-round indoor and
seasonal outdoor pools to serve the population of Pasco,
Washington, the Tri-Cities regional area, as well as visitors
from beyond those boundaries. The facility will be located
as part of the Broadmoor Development site. Within the
Broadmoor Development, the Public Facilities District
and the City of Pasco envision partnering to build on
neighboring sites to create a civic campus between the
aquatics facility and future community center or other
public service amenity. Phase 1 of the facility is meant to
be focused on building indoor and outdoor leisure and
activity pools that are accompanied by appropriately
sized support spaces such as a public lobby space,
administrative area, lifeguard rooms, locker/changing
rooms, party rooms, storage, and mechanical spaces.
The design and construction of the first phase should
anticipate the second phase (future competition pool and
support spaces) and include planning and provisions to
ensure the second phase can be added efficiently and that
the completed project will be able to meet all project goals.
The design-build team was tasked with validating the
building and pool program square footages and amenities
that had been outlined in the feasibility study update
by Ballard*King in 2020. As part of the initial kick-off
activities and data collection efforts of the validation
period, the PPFD steering committee, Wenaha Group
(owner’s rep), and Bouten-NAC organized in-person
tours of the precedent projects that were referenced by
design-build procurement materials, Lynnwood Recreation
Center in Lynnwood, WA, and Snohomish Aquatic Center
in Snohomish, WA. The intent of the tours was to give
everyone a personal experience or “feel” for those
buildings to use as a frame of reference when discussing
sizes and features for the future Pasco design. One key
point of exploration developed from the tours; the design-
build team was asked to generate two additional program
options that increased the size of the indoor natatorium
from the 8,000sf space listed in the feasibility study
program to 12,000sf to accommodate a larger indoor
pool and indoor amenities such as waterslides. The PPFD
leadership wanted to explore this option to optimize their
goal to create a year-round facility that would not only
serve the community’s needs now but also be adaptable
to the growing population and accommodate the larger,
multi-generational families that live here.
The validation period is meant for just this type of
exploration and discovery. The key questions were…
can this goal to increase the size of the natatorium be
accomplished within the budget for the project and
how would it affect the operations plan cost recovery
percentage? Bouten-NAC developed program options 1, 2,
& 3 and used a Choosing By Advantages (CBA) spreadsheet
to help the PPFD evaluate which option they wanted to
or could move forward with to complete the Validation
Period. See appendix 5.3 for the Program Options CBA
information.
As Bouten-NAC were generating the program square
footages, pool features to include (based on community
engagement results), and budget numbers for each option,
the recreational business planning experts at Ballard*King
were responsible for updating the operations plans and
anticipated cost recovery percentages for comparison.
Ballard*King was also tasked with updating the market
analysis for the primary and secondary service areas and
their full report can be found in appendix 5.1 Market
Analysis and 5.2 Operations Plan.
Columbia River Valley
JULY 23, 202413EXECUTIVE SUMMARY
After the design-build team presented and reviewed the
options with the PPFD Board, they chose to pursue Option
2, which is now defined as the Initial Scope of Work for
Phase 1.
The initial scope for Phase 1 of the Pasco Aquatics Facility
will align with the current project budget at $37,460,000
and include roughly 33,300sf of building space to house
a 12,000sf indoor natatorium and related support spaces
per the program list below. The indoor natatorium will
host two pool tanks, one activity pool that is currently
shown at 4,825sf and an indoor/outdoor whirlpool (hot
tub) at 325sf. Features of the indoor pool include a zero-
depth entry area with spray features, lazy river with spray
features, a vortex and social bench alcove, three 25-yard
lap lanes, basketball hoops, and a wheelchair accessible
ramp. A waterslide tower with two body flumes that
start out inside, circle around outside, and re-enter the
natatorium will also be included. The whirlpool/hot tub
is generously sized and will allow bathers to walk in the
water from the interior to the exterior through a door in
the exterior wall, year-round. The outdoor pool is currently
shown to be 4,700sf and includes a zero-depth entry,
children’s play structure, spray features, basketball hoops,
climbing walls, and an obstacle course. The main feature
of the outdoor pool responds to the voted priorities; it is
a wave ball that generates waves within the circular zone
of the plan. The outdoor pool deck and fenced enclosure
area includes generous spaces for lounging on the south
facing “beach” or under the shade of an umbrella on deck
or grass, private rentable cabanas, concessions, food truck
parking, and satellite lifeguard and toilet room facilities.
In addition to the pools, the building will also have other
gathering and revenue generating spaces such as three
party rooms and indoor concessions.
The initial scope for site development includes validating a
13-acre parcel of land in Broadmoor between future road
108 on the east and a future neighborhood collector road
on the west (along the edge of the American Rock plant
that is slated for reclamation soon). The site boundaries
in the north and south direction are in the process of
being finalized, but it is intended to be located roughly
two blocks south of the future extension of Sandifur
Parkway. Extensive conversations with the city and the
current property owner have elicited commitments to
build the roads around the facility as required for proper
neighborhood and site circulation for multi-model
transportation options. The project will be required to
meet the Broadmoor Overlay Master Plan Development
Standards which is noted in section 2.8. Parking counts
required by the standard and the zoning code range
between 99 minimum to 165 max; so the design team
has proposed a parking and drive layout that lands within
the higher end of that range for Validation estimate
purposes. See design and systems narratives in section
2.0 for additional detailed information about the site and
proposed layout.
Project Scope Deferral (Betterments)
The desire of the PPFD is to achieve a high level of “WOW”
factor with this facility. Although the validation base scope
is going to have a lot of “WOW” moments already the PPFD
is working to maximize the amount of scope for their
budget. Therefore, the design-build team has generated
a list of betterments that could possibly be incorporated
into the project within the target budget, or via owner
discretion contingency funds, as the design-build process
progresses. This will be achieved through further
reduction of potential risks, which will help reduce costs
and allow the team to pull from the design and estimating
contingency to begin adding betterments to the project
scope. See betterments list in section 3.1 on page 62.
View of the Blue Bridge over the Columbia River
JULY 23, 202414EXECUTIVE SUMMARY
Target Budget
A target budget, including design, construction, design
contingencies and Washington State Sales Tax (WSST)
of $37.46 million has been established and approved
by the Public Facilities District. The Bouten-NAC team
has validated this budget to confirm that the approved
program can be achieved for this budget. In addition to the
initial project construction cost, the team also analyzed the
operation cost recovery for the operations of the facility.
Ballard * King was enlisted to provide an updated cost
recovery model based on the current basis of design. This
model currently represents a cost recovery of 77%, which
will be further refined during the remainder of Phase 1
design and preconstruction.
Further cost details substantiating this can be found in
section 3.1.
Schedule
The schedule currently represents Phase 1 – Design and
Preconstruction, commencing July 24, 2024, with site
grading and excavation starting in December 2024. The
planned substantial completion is February 2026. Further
schedule detail can be found in section 3.3,
AQUATIC CENTER BUILDING PROGRAM - With Larger Indoor Pool
Pasco Public Facilities District
Pasco Aquatics Facility
July 19, 2024
Program Spaces Quantity Total SF Notes
Aquatic Center - Indoor
Entry/Lounge/Main Street Circulation 1 4,453
Vestibule 2 273
Reception 1 168
Admin Office 1 679
Party Room 3 2,366
Concessions 1 600
Aquatics Supervisor Office 1 213
Lifeguard Room 1 602
Locker Areas 2 1,200
Universal Changing Rooms - Plumbed 14 1,202
Changing Rooms - No Plumbing 7 295
UCR Hallway 2 894
Unisex Restrooms 2 152
Storage 2 814
Custodial 1 113
Building Mechanical/Electrical 3 768
Telecomm Room 1 117
Natatorium - Indoor Leisure Pool 1 12,066
Pool Equip 1 1,234
Chemical Rooms 2 112
Aquatic Center - Outbuilding
Concessions 1 474
Lifeguard Room 1 112
Universal Changing Rooms 3 221
Storage 1 450
Electrical 1 100
Pool Equipment 1 1,026
Chemical Rooms 2 112
SUBTOTAL 30,816
Circulation/Walls/Chases 2,447
Total Building Area 33,263
Outdoor Pool(s) and deck area 1 17,000 17,000
TOTAL AQUATIC CENTER 50,263 including outdoor pool & deck footprint
AQUATIC CENTER BUILDING PROGRAM - With Larger Indoor Pool
Pasco Public Facilities District
Pasco Aquatics Facility
July 19, 2024
Program Spaces Quantity Total SF Notes
Aquatic Center - Indoor
Entry/Lounge/Main Street Circulation 1 4,453
Vestibule 2 273
Reception 1 168
Admin Office 1 679
Party Room 3 2,366
Concessions 1 600
Aquatics Supervisor Office 1 213
Lifeguard Room 1 602
Locker Areas 2 1,200
Universal Changing Rooms - Plumbed 14 1,202
Changing Rooms - No Plumbing 7 295
UCR Hallway 2 894
Unisex Restrooms 2 152
Storage 2 814
Custodial 1 113
Building Mechanical/Electrical 3 768
Telecomm Room 1 117
Natatorium - Indoor Leisure Pool 1 12,066
Pool Equip 1 1,234
Chemical Rooms 2 112
Aquatic Center - Outbuilding
Concessions 1 474
Lifeguard Room 1 112
Universal Changing Rooms 3 221
Storage 1 450
Electrical 1 100
Pool Equipment 1 1,026
Chemical Rooms 2 112
SUBTOTAL 30,816
Circulation/Walls/Chases 2,447
Total Building Area 33,263
Outdoor Pool(s) and deck area 1 17,000 17,000
TOTAL AQUATIC CENTER 50,263 including outdoor pool & deck footprint
2.0
Design & System
Narratives
16 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
2.1 ARCHITECTURAL
As the endless desert sky stretches above the thirsty
landscape, scrubby patches of delicate flora dot the sandy
steppes towards the horizon. Rising from this defined
line of grasslands and through the heated mirage waves,
the afternoon makes way for the evening with the bright
colors of sunset moving through the naked sky.
Like broad, bold watercolor washes, mountains like
Badger, Candy, Red, and Rattlesnake and their western
ridge counterparts become soaked in sunset hues
transforming the views into breathtaking moments of
tranquility and joy.
Within this existing layered sand dune and shrub-steppe
habitat, local species such as black-tailed jackrabbit,
sagebrush sparrow, and sagebrush lizard call this dramatic
and rugged habitat home.
Nearby, the Columbia River calmly flows through
this ancient valley forming a dynamic natural border
separating the cities of Richland and Pasco, all the while
providing irrigation and drinking water to numerous
communities along its 1,200 mile course.
The site proper is nestled against soft edges of efficiently
quilted agrarian landforms that contrast their salad-green
tints with the adjacent golden wheat tones of the desert.
2.0 DESIGN & SYSTEMS
NARRATIVES
Design Inspiration Collage
17 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
View west from site to Red Mountain
View of the existing site
Placemaking & Identity
Early on, it was important to uncover the “sense of place”
from the Broadmoor site and to begin to embrace the
qualities that lie within the site and its surroundings. By
doing so, the building taps into this ancient landscape and
allows the past to inform a 21st century aquatic center as
to not only how to become a rooted destination for all, but
also how to be architecturally modern and exciting.
The “Desert Retreat” concept was born out of this
exploration of place and incorporation of the prominent
and distinctive qualities that are an inherent part of Pasco
and the Tri-Cities area. A concept leading to a design that
at once desires to be bold with a “WOW” factor, but also a
design that is a thoughtful insertion into the landscape.
Remnants of the Missoula Floods can be seen through the
unique geology left behind which includes a mixture of
sloping hills, basalt rock plateaus, and volcanic soils. These
durable and honest elements left exposed in this semi-arid
desert climate receive less than ten inches of annual
precipitation. However, after even the briefest rainfall,
leafy greenery and vibrant flowers begin to emerge and
blossom from under the dry and muted brush. This
colorful revelation highlights the process by which plants
and animals seek to adapt and thrive in their rugged
environment.
Despite a climate that can include 40 degree temperature
swings and 18 hours of direct sunlight per day, the
landscape is continually transformed as a symbol of
perseverance, adaptability, and as a celebration of life. This
site is an invitation to discover its timeless beauty through
witnessing its rivers, ridges, and sunsets.
This diagram was an exercise to discover the rings of places
that inform and influence the project site located in the center
and as they radiate out as distance from the site increases.
At the end of this exercise and combined with the outcomes
of other discovery efforts, the team decided that the project
should incorporate the qualities of the desert, the burgeoning
character of the Broadmoor District, and the views of the
mountains to the west.
18 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Broadmoor Master Plan
It would be remiss if the project failed to consider the
idea of “water” and how that influences the design. What
happens when water is introduced into this particular
landscape? In addition to the rainfall bringing health and
color, it can collect and pond, flow and carve and erode.
Water, whether flowing or stationary, can beckon and
attract creatures - animals and humans alike, and offer
them respite. The very heart of this project centers around
the indoor and outdoor pools and the “Life” it attracts and
the qualities it offers through the interactions of its users.
People are able to gather at the water’s edge, immerse
themselves, and reap the benefits- exercise, relaxation,
fun, relationships, and community.
Graphic showing the project site in the context of proposed land use from the Broadmoor District master plan as well as identifying
“ring” elements from the Placemaking exercise.
19 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Make-It Statements
Early on, the team went through a Make-It statement
exercise with the client. The Make-It statements are used
to help identify the overall vision for the physical design
of the project and to further refine the goals for both the
client and design-build team. Images of textures, shapes,
and patterns, as seen in Pasco’s unique landscape, have
been selected to associate with each goal. These images
and statements will guide the architectural and interior
design of Pasco Aquatics Facility. Together we will make
this project distinctive, wow, inclusive, enduring, and
comfortable
Collaborative workshop kick-off meeting
20 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Inspiration Board
One of the outputs that comes from all of the creative
exercises between the design team and the client is an
inspiration board. This graphic tries to capture the visceral
reaction to the sights, colors, textures, materials, and
elements both natural and man-made from the journey
of discovery so far. Words from the Make-It statement
exercise and other descriptors are also documented here.
When combined with all of these images, this leads us to
the summarizing project concept theme - “Desert Retreat”.
This will serve as inspiration and a reminder moving
forward.
21 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
SITE EXPLORATION
The design process can take many forms. By cutting out pieces representing different elements of the civic campus and
utilizing a printed blank site plan, a simple collaborative workshop with the entire team can quickly generate multiple
ideas to further pursue as well as foster discussions about what proximities might arise.
22 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
This conceptual site plan considers orienting the main
entrance to the south. This allows the main entrance
and the slide tower to be visible from the freeway and
to establish the facility as a destination. Future phase 2
develops to the north to engage the future development
by city and become part of the civic campus.
This conceptual site plan considers orienting the main
entrance to the north. In this orientation, the main
entrance and slide tower address the more immediate
traffic approach from the northeast as well as the newly
forming Broadmoor neighborhood. This scheme also
begins to establish the civic campus by creating part of the
central plaza now.
BUILDING ORIENTATION EXPLORATION
NORTH FACING ENTRANCE SOUTH FACING ENTRANCE
From ideas generated by the interactive exploration, a preliminary overall master plan was selected to explore further as it
applies to our specific project.
23 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
phase 2
phase 2
phase 2
phase 2
C - SHAPE
L - SHAPE
BAR - SHAPE
C - SHAPE
L - SHAPE
BAR - SHAPE
PLAN EXPLORATION DIAGRAMMING
The plan diagrams that tied back to the ‘Desert Retreat’
concept were used as a tool to efficiently communicate
broad ideas relative to function and experience. Despite
their sketchy and gestural nature, they were instrumental
in helping the team bring big-picture ideas to the surface.
The space summary was used to create three
diagrammatic floor plan schemes: C-Shape, L-Shape, and
Bar-Shape. Each was unique and expressed not only the
C-SHAPE C-SHAPE
FLOOR PLAN
L-SHAPE
FLOOR PLAN
BAR-SHAPE
FLOOR PLAN
L-SHAPE
BAR-SHAPE AXONOMETRIC BAR-SHAPE FLOOR PLAN
BAR-SHAPE
(SELECTED SCHEME)
major relationships of the spaces but also encouraged
the team to discuss main entry, circulation, and outdoor
amenities all while keeping within the target square
footage.
Out of the three schemes, the Bar-Shape proved to suit
the needs of the users the best and was the most cost
effective due to its simple, compact, clear, and efficient
nature.
24 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
R O A D 1 0 8
AM
NOON
PM
W E S T V I E W S T O R I V E R S , R I D G E S + S U N S E T S
A Q U A T I C C E N T E ROUTDOOR P O O L
BAR SHAPE
S U N P A T H
R O A D 1 0 8
O U T D O O R P O O L
R O A D 1 0 8NATATORIUM
B A R
O U T D O O R
B L D G .
M I D D L E B A R
S M A L L B A R
SPLIT
R O A D 1 0 8
O U T D O O R P O O L
CONCESSIONS
LIFEGUARD, MECH.
CHANGING RMS
L O B B Y
C O N C E S S I O N S
L I F E G U A R D P A R T Y R O O M
L O C K E R S
I N D O O R P O O L
ENTRYPLAZA
S L I D E T O W E R
A D M I N .
M E C H .
P A T I OPARTY R O O M S
PUSH + PULL
R O A D 1 0 8
R O A D 1 0 8
B L D G .
P H A S E 2 P H A S E 1
PHASING
R O A D 1 0 8
R O A D 1 0 8
3D Design Concept Diagram
The major parts of the building were organized via a ‘bar
shape’ scheme with three parts; small, middle, and pool
bars. The small bar includes administration, admissions,
two party rooms, and mechanical / electrical rooms.
While the middle bar includes the lobby, concessions,
party / board room, and locker rooms. And finally the
pool bar includes the indoor natatorium adjacent to the
outdoor pool and small outdoor building. Not only did the
bar scheme allow the team to simplify the architectural
elements and systems, but it made for a more cost
effective project.
Consequently, it allowed the ability to create an easy-
to-use building with a clear circulation path that was
straight-forward and efficient. The generously sized
Mainstreet hallway leading from the lobby into the
locker rooms can accommodate large groups of visitors
to bypass each other as they enter or exit the facility
and avoids congestion. This feature was influenced by
the demographics of this area that suggested three-
generational households would be the primary users of
this facility.
BAR SHAPE
SPLIT
PUSH + PULL
PHASING
25 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
PROPOSED NEIGHBORHOOD COLLECTOR ROAD
PROPOSED NEIGHBORHOOD COLLECTOR ROAD
BROADMOOR DISTRICT AQUATIC CENTER SITE PLAN
P
R
O
P
O
S
E
D
N
E
I
G
H
B
O
R
H
O
O
D
C
O
L
L
E
C
T
O
R
R
O
A
D
PR
O
P
O
S
E
D
R
O
A
D
1
0
8
PROPOSED COLLECTOR ROAD
PROPOSED NEIGHBORHOOD COLLECTOR ROADN0 5 15 35 75
26 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
BUILDING ORGANIZATION
The Pasco Aquatic Center was designed to allow visitors
to find their own way through the interpretative elements
and provide a journey that encourages exploration as one
progresses from the entry plaza, main lobby, Mainstreet
corridor, lockers rooms, and indoor / outdoor pools. The
natural tones of the exterior façade blend in the context
while the lobby catches your attention with colors and
textures that mimic the initial stages of a blooming flower
or layers of sand. These materials are durable, lasting,
hardworking, and can withstand the harsh elements. As
one enters the lobby space, visitors have direct glimpses
into desert gardens, concessions, inviting seating areas,
pool areas, and can admire the excitement of seeing
a visitor use the slide tower while waiting in line at the
reception counter.
N
2-FLUME WATERSLIDE
FUTURE WATERSLIDE MAIN ENTRY
PATIO
AQUATIC CENTER PHASE 2
FLOOR PLAN
Reference appendix 5.5 for enlarged view.
OUTDOOR POOL
INDOOR POOLS
27 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
27 DESIGN & SYSTEM NARRATIVES
DESIGN EXPLORATION
27 DESIGN & SYSTEM NARRATIVES
DESIGN EXPLORATION
27 DESIGN & SYSTEM NARRATIVES
DESIGN EXPLORATION
27 DESIGN & SYSTEM NARRATIVES
DESIGN EXPLORATION
3D Massing Evolution
Through a series of 3D form explorations,
the design team was able to test some the
initial C, L, and Bar Shape plan diagrams.
It was important to consider the following
design parameters: views to the west,
solar gain, functionality, pedestrian scale,
proportion, budget, constructibility, and
front door experience from road 108 and
future development. Making sure the 3D
shapes were simple enough for future
phased additions was also a big priority
to ensure a cohesive aesthetic. Due to
the multi-generational demographic, it
was imperative to have a simple and clear
diagram to allow for easy wayfinding.
28 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
One of the key goals for the Pasco Aquatic Center was to provide a welcoming, easy to see, and clear ‘front door’
experience with a landing zone or entry plaza. As visitors travel towards the facility moving southbound on Road 108,
the main entry of the project will be visible and flagged by a sun-filled glassy lobby, and pops of desert earth tones. The
entry plaza will include amenities such as, planting beds, bike racks, and benches to allow visitors to relax and socialize
outdoors. In addition, celebrations and other activities will be slightly visible through the vegetation and metal screens of
the party rooms nestled along the east facade.
In conjunction with the site planning and space planning,
the building begins to develop vertically by studying the
massing of major portions of the building’s organization.
Creating “bars”, pushing and pulling them, lifting and
lowering them, and aggregating and separating program
elements leads to an exploration of what the building can
begin to look like three-dimensionally. Studying where
fenestration may go to capture views or daylight further
defines the form of the design.
Main Entry
R O A D 1 0 8
O U T D O O R P O O L
CONCESSIONS
LIFEGUARD, MECH.
CHANGING RMS
L O B B Y
C O N C E S S I O N S
L I F E G U A R D P A R T Y R O O M
L O C K E R S
I N D O O R P O O L
ENTRYPLAZA
S L I D E T O W E R
A D M I N .
M E C H .
P A T I OPARTY R O O M S
PUSH + PULL
R O A D 1 0 8
DESIGN EXPLORATION
Push & Pull Parti Diagram
29 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
The facility was organized into 3 distinct ‘bar’ shapes that create a layered aesthetic and allowed each bar of the building
to terrace as visitors approach the entry. The layered design breaks down what would otherwise be a large blocky form,
to a more human scale that is not only more comfortable and suitable for the programmed spaces within, but also more
functional and budget friendly. The mountain range towards to the west forms a picturesque backdrop and grounds the
project to its local context.
Inspiration was taken from the desert tones and textures which are evident on the north facade. The north facing entry
is protected from the harsh southern sun and receives indirect sunlight for a more comfortable indoor experience. The
earth toned and ‘cube’ shaped concessions space at the lobby was strategically placed to serve as both a focal point and
beacon that can be witnessed from exterior and interior spaces. Its location serves as an anchoring element that balances
out the lobby space. Clearly the tallest element in the design, the slide tower is meant to be the peak “WOW” experience,
but also feels balanced with the overall composition.
Building Layers & Views
North Elevation Facade
30 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
The exterior pool deck is a continuation of the natatorium through the glassy west wall. Vertical sunshades along the
facade shade the interior from the afternoon sun. Amenities such as the spray elements, climbing wall, mini-ninja
course, and wave ball accentuate the exterior pool. Umbrellas, cabanas, tables and chairs, and chaise lounges provide
an assortment of respite opportunities. An outdoor slide is tentatively shown as a priority upgrade as betterments are
chosen.
Outdoor Pool
OUTDOOR POOL DECK
VIEWS TO MO
U
N
T
A
I
N
S
AFTERNOON SUN
INDOOR NATATORIUM
SLIDE TOWER
SOLAR PANELS
MECHANICAL UNITS
MAIN
STREET
LOCKER ROOMS
PARTY ROOMS
OUTDOOR PATIO
DESERT GARDEN
ENTRY DRIVE LANE
MORNING SUN
A section through the building in the east-west direction reveals the vertical hierarchy of the three bars of building
masses. The natatorium is rightfully the largest of the three with its high volume and single slope roof. The middle bar is
the next tallest which allows for the clerestory windows along the “main street” corridor to bring daylight into the interior
building. Also in this bar is a sunken mechanical well which will aid in obscuring the large HVAC units that provide thermal
comfort to the natatorium and parts of the rest of the facility. Finally, the east bar provides the lowest building mass and
is scaled for the spaces it contains - administrative offices, party rooms and other support spaces.
Building Section
31 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
The Pasco Aquatic Facility will set the tone for future developments within the Broadmoor District in regard to its sense
of place, contextual connection, experience, quality, aesthetics, and more importantly the impact it will have on its nearby
communities. Its desert vernacular is expressive, honest, and feels like home with its earthy tones. It is crucial that it feels
like it has always belonged in the Pasco area. The design is quiet and functional, but yet has “WOW” factor moments
around every corner as visitors navigate through it.
Blurring the lines between inside and outside, the natatorium’s west wall provides sweeping views beyond the exterior
pool to the mountain ridges to the west.
Aerial View
Indoor Natatorium
32 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
INTERIOR DESIGN CONCEPTS
The Pasco Aquatic Center aims to become a hub for
community connection, recreation, fitness, and learning
for all ages. It will be centrally located as the centerpiece
of a community campus, nestled near the intersection of
Pasco, Richland, and Kennewick. The site overlooks the
Columbia River and has sweeping views of the ridgelines
spanning the region.
The vision for the new Pasco Aquatic Center is to capture
the heart of both indoor and outdoor aquatic experiences,
intertwined with the city’s distinctive landscape of rivers,
ridges, and sunsets.
The city of Pasco lies in the rain shadow of the Cascade
Range, resulting in a windswept desert landscape receiving
little precipitation throughout the year, hot summers,
warm springs, and cold winters. The windswept desert
is a unique sandy biome with interesting vegetation. It
provides an extensive view of warm, neutral, and muted
tones, and strong rigid textures. Once it rains you discover
so much more. The wildflowers blossom, revealing their
curved lines, and soft delicate textures, painting the land
with vibrant colors.
This local landscape inspires a harmonious blend of colors
and textures that will aim to evoke a sense of tranquility
and connection to nature as you enter the facility, as well
as excitement and discovery as you enter the natatorium.
The interiors will be thoughtfully crafted to promote safety
and comfort. Space types, finishes, and other interior
design elements will be further developed in the next
design phase.
33 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Interior Design: Phase 1
*This section includes schematic level basis of design
interior materials and features. Included images are for
reference only and are meant to display finish level of
interior spaces.
PUBLIC: Walk-in Vestibule
• Ceiling: Exposed structure
• Floor: Entrance mat
• Base: 4” Rubber base
• Walls: Framed with metal panel
• Wall Protection: Metal panel
• Lighting: Recessed lighting
• Special Features: Signage
PUBLIC: Lobby
• Ceiling: Exposed structure, Acoustical deck
• Floor: Concrete, Accent
• Base: 4” Rubber base
• Walls: Rammed Earth, CMU, Gyp, Paint
• Lighting: Pendants
• Special Features: Signage
• Casework: Seating and serving at concessions
• Window Treatments: Roller shade
PUBLIC: Reception
• Ceiling: Acoustical panel ceiling
• Floor: Concrete
• Base: 4” Rubber base
• Walls: Gyp, Paint, Wallcovering, MDF
• Lighting: Pendants, Recessed lighting, Wall wash
• Special Features: Feature wall
• Casework: Transaction counter w/ ceramic tile and
solid surface
PUBLIC: Concessions
• Ceiling: Gypsum board
• Floor: Concrete
• Base: Rubber base
• Walls: Gyp, Paint, Tile
• Lighting: TBD
• Special Features: Feature wall, Signage
While the lobby remains more neutral and relaxing, the space is activated by nearby party rooms and sneak peaks into the
natatorium, revealing vibrant colors and splashing waters beyond.
Lobby
34 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
PUBLIC: UCR’s
• Ceiling: Gypsum board
• Floor: Concrete
• Base: Ceramic Tile
• Walls: CMU, Paint
• Lighting: TBD
• Special Features: Roll-in showers, Diaper changing
station
PUBLIC: Locker Rooms
• Ceiling: Gypsum board
• Floor: Concrete
• Base: Ceramic Tile
• Walls: CMU, Paint
• Lighting: TBD
• Special Features: Changing Rooms, Benches
PUBLIC: Corridor
• Ceiling: Exposed structure / Gypsum board
• Floor: Concrete, Accent
• Base: 4” Rubber base
• Walls: CMU, Paint
• Lighting: TBD
• Special Features: Signage
PUBLIC: Party Rooms
• Ceiling: Acoustical Panel Ceiling, Gyp + Acoustical panel
cloud
• Floor: Concrete, Accent
• Base: 4” Rubber base
• Walls: CMU, Gyp, Paint
• Lighting: LED color changing
• Special Features: Accent Wall, TV monitor
• Casework: Countertop, Sink
• Window Treatment: Roller shade
PUBLIC : Natatorium
• Ceiling: Exposed structure
• Floor: Concrete
• Base: Ceramic Tile
• Walls: CMU, Paint, Acoustical Panels
• Lighting: LED color changing
Expansive views from the lobby blur the line between exterior and interior, allowing light to flood through the space. Upon entry, the
community is welcomed by familiar colors and textures, providing a comfortable area to sit back and relax.
Lobby facing Main Entry
35 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
ACOUSTICS
Architectural acoustical design addresses the acoustical
response of each space and acoustical separation of
spaces to control airborne noise transmission to and from
adjacent areas, and noise from the mechanical system and
other building systems.
Design Criteria
Design of acoustics in architecture deals primarily with
two areas of concern: acoustical response of spaces and
controlling noise to or between occupied spaces. The
natatorium, lobby, and party rooms all require attention
to the surface treatments to prevent harsh or unwanted
reflections and to manage reverberation times. This is
normally completed by the shape and finish of the room
walls, floor and ceiling. Noise control design includes the
selection of walls, windows and doors as sound barriers to
avoid intrusion of unwanted noise from adjoining spaces.
Design Strategies
The project will use the following strategies to
accommodate the design criteria:
In the natatorium, acoustical absorbing panels will be used
on the walls and underside of the roof deck. Suspended
acoustical clouds or baffles might also be employed.
In the lobby, acoustical roof deck along with acoustical wall
panels, ceiling clouds and/or baffles will be used
Party rooms will feature an acoustical tile ceiling system
as well as some amount of acoustical wall treatment. The
operable wall between party rooms will be an STC-45 rated
system.
Any framed walls between party rooms, enclosed offices,
restrooms, universal changing rooms and the corridors/
public areas will go to the underside of the roof deck and
have at gypsum board full height on at least full height as
well as sound batt insulation in the stud cavities.
SUPPORT : Admin
• Ceiling: Acoustical panel ceiling
• Floor: Carpet
• Base: 4” Rubber base
• Walls: Gyp, Paint
• Lighting: TBD
• Casework: Tall storage, countertop with base cabinets,
upper cabinets
• Window Treatments: Roller shade
SUPPORT : Lifeguard Room
• Ceiling: Acoustical panel ceiling
• Floor: Concrete
• Base: 4” Rubber base
• Walls: Gyp, Paint
• Lighting: TBD
• Special Features: (1) full-size refrigerator, (1) apartment
sized refrigerator, (2) microwaves, (20) lockers
• Casework: Countertop with base and upper cabinets,
tall storage
• Window Treatment: Blinds
SUPPORT : Storage/Custodial
• Ceiling: Exposed structure
• Floor: Concrete
• Base: 4” Rubber base
• Walls: Paint
• Corner Guards: 3’ length
• Lighting: TBD
• Special Features: Mop sink, mop holder
SUPPORT : Pool Equipment
• Ceiling: Exposed structure
• Floor: Concrete
• Base: 4” Rubber base
• Walls: CMU, Gyp, Paint
• Lighting: TBD
SUPPORT : Electrical/Mechanical Room
Ceiling: Exposed structure
• Floor: Concrete
• Base: 4” Rubber base
• Walls: CMU, Gyp, Paint
• Lighting: TBD
36 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
2.2 AQUATICS
Aquatic Amenities Exploration
The primary goal of this project revolves around providing
aquatic amenities that will benefit a wide range of
user groups while also meeting the Owner’s budget,
operations, and revenue targets. As discussed in the
community engagement section, extensive efforts were
taken to determine the public’s preferences and goals
for aquatic features. The PPFD and design-build team
explored options for maximizing the variety and “WOW”
factor that could be incorporated into the pool designs
by first creating a priority chart that measured each
amenity’s ability to meet the stated project goals. NAC and
WaterTechnology worked together to innovate value by
design over multiple iterations of pool layouts.
Pool Exploration Layouts
37 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
ENTRY PLAZA
PA
T
I
O
Over several months of refining the layout based on PPFD
feedback and community engagement voting results,
the current validation level pools and features were
determined. 6 out of 10 of the top voted amenities were
included in the design; the Lazy river, Colorful Natatorium
Lighting, Waves (via wave ball), Indoor Water Slide, Ninja
Course, and Indoor/Outdoor Hot Tub. The indoor lap
lanes could also accommodate another feature in the
top 10 list, #4 the floating obstacle course which could be
provided through the furnishings and equipment budget
for the project. The current indoor slide tower is sized to
accommodate #6 ranked outdoor slide (via a third body
flume), although this is currently listed as a betterment
option. Similarly, eight more features in the list that were
ranked in priority from 11-24 are being provided and
include the play structure, fitness programs, rentable
cabanas, spray features, in water loungers, vortex,
climbing wall, and basketball. Ranked #13, the LED screen
is another item that is on the betterments list at this time.
1
3
8
56
9
12
2
2
1415
15
15
16 16
18
19
21
22
24
Aquatic Amenities Callout
LAZY RIVER
WAVE POOL
COLORFUL LIGHTING
FLOATING OBSTACLE COURSE
INDOOR WATER SLIDE
OUTDOOR WATER SLIDE
JUMP PLATFORM
NINJA COURSE
1 1
2 17
3 5
4 15
5 6
6 7
7 12
8 14
9 19
10 9
11 10
12 4
13 24
14 23
15 21
16 3
BOWL SLIDE
FLOWRIDER
INDOOR/OUTDOOR HOT TUB
AMENITIES IN PROJECT
COLOR KEY
BETTERMENTS
NOT IN PROJECT AT THIS TIME
FITNESS PROGRAMS
LED SCREEN
PLAY STRUCTURE
RENTABLE CABANAS
SPLASH PAD
17 13
18 22
19 16
20 8
21 2
22 18
23 11
24 20
LILY PAD OBSTACLE
IN WATER LOUNGERS
ROPE SWING
CLIMBING WALL
VORTEX
FAMILY WATER SLIDE
DROP SLIDE
B-BALL/V-BALL
RANK #PHOTO #RANK #PHOTO #RANK #PHOTO #
38 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Aquatics Narrative
The purpose of this document is to confirm the current
design decisions and detail the established design
characteristics of the project aquatic amenities. Decisions
have been established through communication with the
project owners and input gathering from stakeholders.
Overview
The aquatic facility will contain an indoor leisure pool, and
outdoor leisure pool, and an indoor/outdoor whirlpool
hot tub. Considerations will be given for a future indoor
competition pool. The pools will accommodate activities
and events focused on leisure, entertainment, fitness, and
general recreation. The indoor leisure pool will contain a
zero-depth entry area, a lazy river, and lap lanes that will
also serve as a program area for multipurpose recreational
programs. Adjacent to the indoor leisure pool will be two
waterslides. The waterslides will penetrate the natatorium
building envelope and end in a runout termination. The
outdoor leisure pool will contain a zero-depth entry area,
crossing activity and climbing wall, and two waterslides
ending in a plunge area. The whirlpool hot tub will be both
indoor and outdoor with a small opening allowing patrons
to pass through the building to the other side of the hot
tub.
Pool Vessels
The pool vessels, or shells, will be constructed with
steel reinforced concrete. The design of the pools will
be based on an assumed soil bearing capacity of 2,500
pounds per square foot. Consideration is also being given
to constructing the pool vessel using a prefabricated
stainless-steel system from Myrtha USA as potential
betterment. The following text reviews the differences
between the two systems for reference.
Constructing a pool using steel reinforced concrete
is widely viewed as the “traditional” method of pool
construction. Concrete is poured between temporarily
constructed forms, or applied pneumatically, to a grid of
secured steel rebar. After the completion of the curing
process the forms are removed and a concrete vessel
strengthened with internal steel rebar is left to serve as the
structural body to hold the pool water. Well-constructed
concrete pools commonly last decades, with some
lifespans exceeding 50 years.
However, today “alternative” methods of pool vessel
construction provide new advantages beyond concrete
construction. A Myrtha pool involves factory fabricated
stainless steel panels, precisely cut and bent to form the
pool walls. The interior of these panels is laminated with a
PVC coating to prevent the stainless steel from coming into
direct contact with the pool water. These panels are then
bolted together on-site to provide both quick assembly
and highly precise dimensional tolerances.
Advantages and disadvantages to both concrete pool
construction and Myrtha prefabricated pool vessel
construction is outlined below:
View of Indoor Natatorium’s Water Features
39 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Concrete Vessel Advantages / Myrtha Vessel
Disadvantages:
• Concrete vessel materials are readily available from
local construction sources (ie cement, steel, plaster).
Likewise, repairs are generic and involve standard
pool repair techniques. Myrtha repairs likely involve
special coordination or involvement with Myrtha,
and some parts or materials may require shipping
from Italy and/or long lead times.
• Traditional construction; proven methodology
• Concrete vessel finish options, such as tile and
plaster, have high aesthetic quality. Myrtha PVC
membrane interior finish is less aesthetically
appealing.
• Highly customizable design
Concrete Vessel Disadvantages / Myrtha Vessel
Advantages
• Concrete vessels involve a longer construction
schedule and sequencing due to labor inputs,
concrete forming, and concrete curing. Myrtha
installation of panels which bolt together is quick
and requires less labor.
• The quality of a concrete vessel is highly dependent
on skill and experience of the labor on-site. Errors
in rebar placement, waterstop installation, concrete
application, or concrete mixture can all severely
impact the quality and lifespan of the concrete
vessel. A much higher percentage of the pool vessel
structure on a Myrtha pool is created in a controlled
factory environment.
• Movements in the ground or forces from ground
water acting on a pool can break or compromise the
vessel. A concrete vessel must act structurally as a
monolithic structure and has no ability to adjust or
absorb movement. A Myrtha pool, with the bolted
unions of the panels, stainless steel structure, and
PVC waterproofing, has a limited ability to adjust if
experiencing movement.
• Concrete pool vessels are typically supported by
one year contractor warranties. Myrtha vessels
are treated more like products and are supported
by a 25-year structural warranty and 10-year
waterproofing warranty.
• Interior finishes of concrete vessels are all
cementitious materials and are highly impacted by
poor water chemistry. Corrosive water will etch and
degrade these services and scale forming water
balance will develop deposits and calcification. The
interior surface of a Myrtha vessel is PVC, which is
highly resistant to the universal solvent properties of
water and even poor chemistry balance.
Pool Perimeter
The perimeter of the pools will be constructed as a deck-
level gutter to collect surface water for removal from the
pools and processing in the filtration and water treatment
systems. Most of the contamination in a swimming pool
resides on the surface of the water, and the surface
water removal provided by the gutter system is essential
to maintaining a high level of water quality. The gutters
for both pools will be constructed with steel reinforced
concrete and will be covered with PVC grating. The gutters
Example of Aquatics Center Amenity
40 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
will be bordered with 1” by 1” ceramic tile on both sides of
the grating, and a waterproofing compound will be applied
to the interior of the gutters. The tile on the edge of the
pool walls will be a C701 finger-grip nosing to provide an
easy and convenient handhold. The back, or non-pool
side, of the gutters will be flush with the pool deck and
separated by a construction joint. The deck level gutters
will provide an uninterrupted transition into and out of the
pools from any location on the pool deck.
For the outdoor pool, the wave ball area and some pool
perimeters in the adjacent areas will be gutter with various
heights for freeboard to contain the wave action of the
wave ball.
Pool Finish
The interior finish of the pools will be predominantly a
trowel applied cementitious exposed quartz aggregate
plaster. However, certain areas will contain a ceramic tile
finish. A 6-inch band of 1” by 1” ceramic tile will follow the
perimeter edge at and below the water surface. This “scum
line” is a common area for dirt and stains to collect on the
pool finish, and a ceramic tile finish makes cleaning easier
and provides greater durability.
Pool floor lane markers will run uninterrupted the length
of the 25-yard lap lanes and be constructed with 1” by 1”
black ceramic tile. Pool wall end targets, on both pool walls
and for each lap lane, will be constructed with ceramic tile
matching the floor lane maker tiles.
In both pools, inlets returning water to the pools from
the filtration system will be placed in the pool floors and
will be surrounded with a border of ceramic tile. Ceramic
tile surrounding pool floor inlets eases the removal of
potential staining around the inlets, should high metal ion
concentrations be present in the water. If possible, pool
floor inlets may be positioned within the ceramic tile lane
markers to also serve this purpose.
The interior walls (or common walls) and the “island” of
the lazy river will rise approximately 6” above the water
surface and be surfaced with 1” by 1” tile. The edges of
the interior walls will be angled or beveled to discourage
climbing on or over these surfaces.
Underwater edges and transitions will be indicated with
2” black/dark contrasting lines of border tile. These areas
involve the edges of stair treads and the pool floor slope
transition at 5’0” water depth.
Pool Drains
Water will be partially removed from the pools through
dual main drains located at the deepest locations of each
pool vessel. Piping from the main drains will be connected
to facilitate suction forces transferring from one drain to
the other in the event of a blockage. All main drains will
be VGBA approved prefabricated fiberglass sumps with
PVC grate assemblies to minimize regular maintenance.
All main drain sumps will contain hydrostatic relief valves
as a precaution against the potential damages from high
ground water levels. All main drain and pump suction
assemblies will meet the requirements of the Virginia
Graeme Baker Pool and Spa Safety Act. Main drains will be
piped with an electronic control valve to allow for direct
View of Outdoor Pool Water Feature
41 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
suction through the circulation pump to facilitate draining
the pools and enhanced gutter performance.
Pool Water Return
After passing through filtration, water treatment, and
heating systems, pool water will be returned to the pools
via evenly spaced return floor inlets to provide even
distribution without creating turbulence on the water
surface.
Waterslide
The indoor pool system will incorporate a waterslide with
tower and runout on the inside of the pool room. The
enclosed waterslide flumes will penetrate the building
envelope and travel outside before returning inside to the
runout termination. The slide tower will be constructed
with a spiral staircase design and the flume will be
manufactured with fiberglass. The water supplied to the
waterslide will be from and integrated with the leisure
pool.
The portion of the waterslide flume external to the
building will incorporate a series of translucent bands
or shapes, which allow light into the flume and create a
unique and exciting effect as riders speed down the flume.
A third flume circling outside to a runout by the outdoor
pool is currently being tracked as a betterment and is not
included in the base price.
Pool Circulation and Piping
Water from the pool gutters will flow by gravity to surge
tanks located in the pool mechanical room. The surge
tanks will be designed as part of the structural foundation
of the building. Within the pool mechanical room and
in a pump pit below the static water level of the pools,
flooded-suction three-phase centrifugal circulation pumps
will draw a mixture of water from the surge tanks and the
main drain sumps. The centrifugal circulation pumps will
force water into the filtration system. Variable frequency
drives will be installed on the circulation pumps to
minimize energy consumption and optimize operation.
The circulation systems will be designed to handle 100% of
the required flow through either the gutters or the main
drains.
The pool piping for all pressure piping will be Schedule 80
PVC. Gravity pool piping will be Schedule 40 PVC.
Pool Filtration
All pools shall be designed using Regenerative Media
Filtration. A Regenerative Media (RM) Filter reduces water
consumption drastically by only needing to be drained
every four to six weeks. This in turn reduces the chemical
usage and heating demands since such a small amount of
water is leaving the system. The RM filter is also capable
of filtering smaller particulate matter from the water than
a high-rate sand system. By filtering smaller particulate
matter, the water clarity is vastly improved. This is
accomplished by filter elements coated with Perlite. These
filter elements are coated with the material and collect
particulate matter as it passes. Once a day, the filter enters
a “bump cycle” in which the filter media and particulate
matter are knocked from the filter elements. This cycle
mechanically separates media that successfully trapped
dirt or debris from cleaner media with remaining filtration
capacity. This process prolongs the life and filtration ability
of the media cycle and greatly reduces the waste of water.
The regenerative cycle will be fully automated to optimize
the filtration performance and will be initiated by the
Example of Aquatics Center Amenity
42 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
operator’s command. Every month or so these tanks are
completely drained, filled, and drained again to clean the
filter. New media is applied when the tank is refilled via a
vacuum that sucks the media from its container.
The RM filter has a smaller footprint and can filter the
same amount of water as 3 to 4 traditional sand filters.
This smaller footprint and higher filtration quality comes at
a cost premium. With the benefits that have been listed in
the above paragraphs, the payback on this type of filter is
generally between 2 to 5 years.
Primary Disinfection
Chemical water treatment is necessary to disinfect and
oxidize pollutants and contaminates in both pools. A
residual of free chlorine will be maintained with the
automated injection of sodium hypochlorite, or liquid
chlorine. Liquid chlorine will be stored in a dedicated
chlorine chemical room and injected into the circulation
systems with peristaltic pumps in the direction of the
chemical controller.
An onsite chlorine generation system is being explored as
a betterment. This system is described here for reference
only. An on-site chlorine generation system disinfects the
pool water using the same chemistry as traditional water
treatment systems but uses a very different method of
delivering those chemicals to the facility. A traditional
water treatment system injects one of a number of
commercially available forms of chlorine; most common
are sodium hypochlorite (NaOCl), or “liquid chlorine,” and
calcium hypochlorite (Ca[OCl2]), often called “Cal Hypo.”
All commercially available forms of chlorine are applied to
pools as a means of delivering hypochlorous acid (HOCl)
to the pool water. When sodium hypochlorite or calcium
hypochlorite mix with water (H2O) a molecular change
occurs and hypochlorous acid is produced. Liquid chlorine
or Cal Hypo are simply delivered to the facility and stored
until added to the pool water.
Supplementary Sanitation
The primary disinfection chemical is necessary to disinfect
and oxidize contaminates and maintain a residual
throughout all areas of the pool water. However, it is
almost impossible for even strong oxidizers to completely
remove all bacteria and pathogens from a busy, crowded
pool. Further, chloramines and disinfection byproducts,
a result of the oxidation process, are also present in pool
water and increase as bather load increases. Exposure to
ultraviolet light inactivates biological contaminants and
reduces noxious chloramines. As a secondary means of
water treatment, the pool and splash pad water will pass
through medium pressure ultraviolet light chambers. In
these chambers, ultraviolet bulbs will flood the passing
water with ultraviolet radiation to kill bacteria and
breakdown contaminants.
Chemical Balance
With the addition of disinfection chemicals and the impact
of dirt and contaminates from the environment and users’
bodies the pH level of the pool water is anticipated to rise.
Carbon dioxide will be injected into the circulation system
through solenoid valves and a venturi controlled by the
automated chemical controller.
Periodically, muriatic acid, or hydrochloric acid, may need
to be added to the pool water to decrease alkalinity,
and/or decrease the pH level. Other pool chemicals will,
at times, also likely be added to the pool water. These
chemicals are commonly sodium bicarbonate (to increase
alkalinity, also known as Baking Soda), sodium carbonate
(to increase pH, also known as Soda Ash), calcium chloride
(to increase calcium hardness), sodium thiosulfate (to
rapidly decrease chlorine levels), clarifiers, sequestering
agents, algaecides, and enzymes. These chemicals will be
added manually on an as-needed basis.
Chemical Control
Automated chemical controllers will monitor the pool
water chemistry for each body of water. The controllers
will measure Oxidation Reduction Potential (ORP), Parts
Per Million of Free Chlorine (PPM), and pH of the pool
water. The automated controllers will direct the addition
and feed rate of disinfection and balancing chemicals
through the control of the power to the peristaltic pumps
for the sodium hypochlorite and solenoid valves for
carbon dioxide.
Pool Heating
The pools will be heated using high efficiency, non-
condensing, gas-fired pool water heaters with cupro-nickel
tube heat exchangers. Water temperatures for each body
of water is anticipated to be maintained at the following:
Indoor Pool: 86°F to 90°F
Outdoor Pool: 86°F to 90°F
Whirlpool: 98°F to 104°F
Pool Entry/Exit
Pool ladders provide a means of entry and exit from
the pools. All pool ladders have steps recessed into the
pool wall to prevent interference with lap swimming or
other pool activities. The grabrails on each ladder will be
anchored into the pool deck, be built with 316L stainless
steel or greater, and will have an outside diameter of 1.5
inches.
Stair entry will provide convenient access into each pool
as well. The stair handrails will be anchored into the pool
deck, be built with 316L stainless steel or greater, and will
have an outside diameter of 1.5 inches.
All pools will comply with ADA regulations for accessible
means of entry and exit. The indoor leisure pool and
outdoor leisure pool will utilize chairlifts capable of lifting
43 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
users into and out of the pools and will be operable
without assistance. The whirlpool will be elevated
approximately 18 inches above the deck level and utilize
an ADA transfer wall.
Underwater Lighting
The indoor pools will be illuminated with LED underwater
lighting located in light niches recessed into the pool walls.
Illuminating the water with underwater lights is not only
aesthetically pleasing but will help to reduce glare on the
water surface.
2.3 CIVIL
The following civil design elements are being presented
under the preliminary studies for the Pasco Aquatics
Center located within the Broadmoor area of Pasco. The
site will be located north of Harris Road, south of future
Sandifur Parkway, and west of future Road 108.
Site
The proposed project development site is currently on a
piece of vacant land within the Broadmoor area of Pasco.
The site is currently owned by Broadmoor Properties,
LLC and the acreage of the land to be purchased is being
defined by the site planning process that the design build
team is working through in the validation period for the
project. Upon completion of the validation period and
agreement of the required acreage Broadmoor Properties,
LLC will work through the large lot segregation process
to create the defined parcel and receive approval on the
segregation through the City of Pasco (The City) planning
department. Once that process is complete then a legal
lot of record can be recorded with the Franklin County
Assessor. The civil site plans define the lot to be created
for the Aquatics Center as Lot 20.
The site will be accessed by Road 108 via a connection
to Harris Road. The City over the last several months has
been working to install municipal utilities within the Road
108 corridor that will service the pad site. These utilities
will connect to existing City of Pasco infrastructure within
Harris Road as well as Broadmoor Boulevard. Upon
completion of the utility installation, the City intends to
construct paving improvements to both Road 108 as well
as Sandifur Parkway to provide full public access to the
aquatic site. For purposes of the validation phase of the
project it is assumed that the City project will construct
the necessary frontage improvements at the eastern
border of the project along the Road 108 corridor to
include paving, curb, gutter, sidewalk and street lighting.
At this time the City has indicated that the Aquatics Center
will not be responsible for the construction of the future
neighborhood collector that is along the project’s western
border.
The Aquatics Center will be responsible for constructing
the necessary on-site improvements for the purpose
of parking lots, drive aisles, sidewalks, and fire access
throughout the site. The project has been identified
to be completed in phases with parking and paving
improvements to be completed with the first two phases
of construction as necessary to support the building
occupancy and traffic loading requirements as defined by
View of Indoor Natatorium’s Water Features with Colored Lighting
44 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
the City of Pasco municipal code. Primary access to the
facility will be from Road 108 and will be constructed with
Phase 1 of the project. It has been preliminary planned
that a future public roadway will be constructed along
the project’s southern border and that a second point of
ingress egress may be established in Phase 2 and Phase 3
of the project.
The minimum number of parking stalls is based on the
square footage of the building and its use. Consideration
is being given to shared parking uses within the future
civic campus that is being contemplated, but at this time
the Phase 1 parking is primarily serving the needs of the
Aquatics Center facility. The City requires a typical drive
aisle width of 26 feet and standard parking stall size is
anticipated to be 9 feet x19 feet. The parking lot will look
to accommodate ADA parking in accordance with City of
Pasco design guidelines. Fire access requires a minimum
20’ fire lane, an inside turning radius of 28’ and an outside
turning radius of 48’. Consideration is being given for a fire
access lane and turnaround along the northern portion of
the site.
Utilities
The City is bearing the cost of the installation of municipal
utilities along Road 108. 12” water, 12” sanitary sewer, 12”
irrigation, and a storm sewer line for runoff generated
within the public right of way. These utilities will all be
accessible at the eastern boundary of the project and will
provide adequate capacity to serve the project site. Any
additional utility stubs that need to be provided to the site
will be communicated to Pasco prior to the paving of Road
108 so that no utility cuts would have to be made in the
roadway when the Aquatics Center is constructed.
The project will extend a gravity municipal sewer line for
connection to the building as well as a pool drain. These
lines are anticipated to be 6 inches to 8 inches in diameter.
The project will extend a potable water line from a meter
set at the back of right of way along Road 108. This line
will serve the drinking water needs of the facility as well as
service for any filling of the aquatic facilities.
The project will be required to have necessary hydrant
coverage around the perimeter of the building, a
dedicated fire service line that loops throughout the site
will be constructed with the project and hydrants placed
in accordance with City fire department guidelines. It is
anticipated that this line will be owned and operated by
the City.
Private sites are expected to manage stormwater within
their site area, all stormwater generated on-site will be
collected from the surface and routed to subsurface
infiltration galleries located on the project site. A
geotechnical report will be provided to support the sizing
of the facilities based on the site specific infiltration rates.
There will be dedicated drainage lines around the pool
decking area to capture and dispose of water.
The site’s electrical needs will be met by a new service line
that will need to be extended up the west side of Road 108
in a 15’ public utility easement. Franklin PUD will be the
primary power provider for the project.
The site’s gas needs will be met by a new service line
that will need to extend up the west side of Road 108 in
a 15’ public utility easement. Cascade Natural Gas will be
the gas provider for the project. They currently have gas
infrastructure on the north side of Harris Road.
View from Slide Tower
45 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
All other dry utilities to include communication lines will
share the common 15’ utility easement up the west side of
Road 108.
Irrigation needs for the site will need to be established
from the potable water source located in Road 108. The
project will need to establish a metered connection at the
street with a backflow device. The region does have plans
for a dedicated irrigation system within the Broadmoor
area and mainline infrastructure is being installed.
Currently there is not an irrigation water provider to
service the system.
Domestic
Available water pressure to be determined based on site
selection.
The required potable water system will be 4-inches and
need to be metered with backflow prevention assemblies
being required.
Fire Sprinkler
A minimum 6-inch fire sprinkler service line will need to
be extended to the building from the water main located
in Road 108 adjacent to the project. Sizing of the fire
sprinkler service line will be based upon existing water
pressure for the general area and fire sprinkler flow
requirements provided by the Fire Protection Engineer.
City approved backflow prevention devices are required on
all fire line connections to public water mains.
Hydrants
City of Pasco maximum spacing of fire hydrants shall
be 500’ for residential zones and 300’ for all other
zoned-areas. Assume a fire hydrant every 300’, along the
traveled path. The project will have a dedicated looped fire
line on site with hydrants placed around the perimeter of
the building outside of any fall zones. All hydrant locations
will be reviewed and approved by the City of Pasco Fire
Chief prior to installation.
Stormwater
A stormwater management system will be designed
to comply with the requirements of the most current
Stormwater Management Manual for Eastern Washington,
as required by the City. All stormwater generated on-site is
required to be retained and disposed of on-site.
The storm water system will be designed to handle the
25-year storm/3hr Short Storm event as required by the
City design guidelines. Pre-treatment of storm water, when
required, as prescribed in the Stormwater Management
Manual for Eastern Washington will be implemented
based on site specific uses and daily traffic demands and
loading. The storm water management system will include
a system of catch basins, conveyance pipes, treatment
swales, and/or infiltration galleries. Roof downspouts and
rainwater leaders may be piped to swales or directly into
infiltration galleries, depending upon the roof material
used and where rooftop mechanical equipment is located.
The geotechnical engineer will evaluate the infiltration rate
of the existing soil in order to design infiltration facilities.
Dedicated drains will be developed around the pool deck
and outdoor play areas and routed to the on-site storm
facilities.
Main Entry Amenities & Desert Gardens
46 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Sanitary Sewer
Sanitary sewer on this site will consist of three separate
sanitary lines: a 6” line serving the main building, a 4” line
serving the exterior building, and a 6” line serving as a
dedicated pool drainage line, running parallel in a common
trench. These lines will all be routed back to the City
municipal line located in Road 108.
TESC
A temporary erosion and sediment control (TESC) plan
will be developed to control erosion and off-site migration
of sediment-laden water. The TESC plan will address
practices, methodologies, and requirements for erosion
control, as is required by the City and Ecology. The TESC
plan will be developed during the design process and be
followed during construction.
This plan is intended to result in the establishment of
Best Management Practices (BMPs) to be implemented
and followed during construction to prevent erosion of
exposed soils, as well as prevent sediment from leaving
the project site. Adjacent properties and pipe storm drain
systems must be protected from sediment deposition,
as well as increases in volume, velocity, and peak flow
rates of storm water runoff from the project site. Erosion
control measures may include the use of temporary
sediment basins, filter fabric fences, catch basin inserts,
straw bales, gravel check dams, and so on. A Stormwater
Pollution Prevention Plan will be required as part of the
Construction Stormwater General Permit, as required by
Ecology.
Demolition
The project will need to remove an existing dewatering
pond from the adjacent rock quarry operation. The ponds
soils are generally silty and are not amenable to structural
design or drainage. PBS recommends that these silty soils
are removed from areas with structural components of the
project like parking lots and building pads, and placed in
landscape and pedestrian areas. The remainder of the site
is currently vacant and there are no on-site structures or
facilities that require demolition.
Earthwork/Grading
The new building will sit at a relative high point on site and
stormwater will be directed away from the building. It is
anticipated that slopes throughout the site will not exceed
4-5% other than in specifically designated landscape areas.
Site preparation will generally consist of removing the
existing site topsoil (organic materials), where necessary.
Site earthwork components of the project include
excavation, filling, compacting, and grading for the new
aquatics building, parking lots, utilities, and storm water
structures. It is expected that the site will be balanced.
Imported materials will include subbase rock, drainage fill,
and backfill for foundations, slabs, pavements, utilities,
and storm water structures.
Visual Connections from Plaza to Lobby
47 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
2.4 LANDSCAPE
The following design narrative provides a general overview
of the landscape and irrigation design including project
overview, design framework, performance criteria,
material specifications and system descriptions.
Design Criteria:
The project will be designed in accordance with program
criteria developed from:
City of Pasco code requirements for landscape buffers,
streetscapes, and off-street parking areas as set forth in
the Broadmoor Overlay District.
The Broadmoor Master Plan and Development Regulations
as developed by the City of Pasco.
Program requirement as communicated by the Pasco
Facilities District.
Site Improvements
General: The sitework component for the new aquatic
center encompasses the construction of all improvements
over approximately 7 acres of the overall 13-acre site.
Improvements are intended to provide safe site access,
circulation, and meet program requirements as well as
preparing for future phased development by the Public
Facilities District and for future integration into a civic
campus as developed in collaboration with the City of
Pasco.
Site Access and Circulation: Primary site access for
patrons and staff will include entries from Road 108
and connect with one main loop. Fire access and service
vehicles may access the building from this loop. Fire truck
access occurs to the north through a pedestrian plaza
and terminates in a cul-de-sac while service vehicles
arrive at their connection points via the south parking
lot. Prominent pedestrian paths along the north and east
edges of the building will collect pedestrian traffic from the
parking areas to the east and south as well as a proposed
transit stop just to the northeast. The terminus is the
aforementioned pedestrian plaza which offers seating and
landscaped areas for people to gather and move into the
main entrance of the facility. This plaza will be part of the
future civic campus in collaboration with the City of Pasco.
Patio areas located on the east side outside party rooms
offer an exterior extension of the interior spaces and
functions. Landscape features such as berms, plantings as
well as seating help define and “defend” the patios from
the adjacent pedestrian walk and further parking lot. In the
southeast corner of the outdoor pool area, a food truck
landing is located just outside the fence. With access from
the south parking lot, it provides opportunities to augment
the outdoor concessions offerings on occasion.
Fences and Gates: Ornamental fencing will be provided for
site security, to protect from unauthorized access to the
outdoor pool. Gates with panic hardware will be provided
for exits from the outdoor pool area. Larger gates will be
provided at the food truck landing to open up access from
the outdoor pool area to the parked trucks.
Site Furnishings & Accessories: Site accessories outside
of the outdoor pool area will include bike racks, waste/
recycling receptacles, and a flagpole. Bike racks will be
provided per City code and will be located near the main
building entry. Other furnishings may include metal
or concrete planters, seat walls, or a visual screen wall
between the party room patios.
Landscape Irrigation: The site will be served by City
of Pasco water from Road 108, and irrigation use will
be metered separately from domestic water use. The
irrigation system will be constructed of rigid PVC pipe with
triple swing joints at each rotor head, and a combination
of smaller sprays, rotors and bubblers for efficiency and
minimized wind-blown spray. The system will also include
a master valve, flow control valve, and connection to the
central control interface on the network.
Planting: The overall planting design will be in keeping with
the standards established by the City of Pasco planning
code and the design concept.
Adequate plantings will be provided to screen headlights
from the parking lot towards Road 108. Along other
boundaries, plantings will consist of a mix of trees and
plants that provide the required buffers and screening.
Within the parking areas, in addition to other plantings,
trees will be provided and located as required to provide
the adequate amount of shade over the parking lot per
City standards.
Landscape areas around the building will transition to
elements and plantings which reinforce the design concept
of “Desert Retreat”. By creating berms and incorporating
shrubs, boulders and sandy materials around its edges,
the building and outdoor pool deck get nestled amongst
Local Flora
48 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
the “desert dunes” to become an oasis and destination.
Plantings will evoke the nature of the native shrub-steppe
and high desert environments and focus on drought-
tolerant species. Because of the outdoor pool and
swimmers outside, plantings will also be chosen which do
not encourage pollinators such as bees to frequent the
area in large numbers.
These types of landscape areas will also sprinkle out
through the pedestrian plaza offering opportunities to
break up the hardscape with dimension, color, texture as
well as offer opportunities to integrate seating. Strategies
such as grass pavers may be incorporated in the plaza
area designated as the fire lane to break up the hardscape
further.
2.5 STRUCTURAL
The following design narrative provides a general overview
of the structural design including: project overview, design
criteria, material specifications, and structural framing
descriptions.
Project Overview
The project consists of a one-story, 33,300 square foot
building that will serve as a new aquatics facility. The
structure will house locker rooms, party rooms, lobby
space and natatorium.
Design Criteria
• 2021 International Building Code and Referenced
Code Standards Therein
• Roof (Snow) 25 PSF
• Includes 5 PSF for rain on snow
surcharge loading. Designed for
drifting snow in accordance with
ASCE 7. Importance Factor
1.10
• Floor Live Load
»Corridors 1 100 PSF
»Stairs and Landings 100 PSF
»Mechanical/Electrical Rooms 125 PSF
»Storage 125 PSF
»Natatorium 100 PSF
»Lobby Area 100 PSF
»Locker Rooms 50 PSF
»Office 50 PSF
»Roof Live Load 20 PSF
• Roof Total Load Deflection Limit L/240
• Roof Live Load Deflection Limit L/360
• Frost Depth 24 inches
• Wind Design
» Basic Wind Speed (3-second
gust) 110 MPH
110 MPH
»Exposure C C
»Occupancy Category II II
• Seismic Design
»Occupancy Category II
»Importance Factor 1.25
»Site Class D – Assumed
»Seismic Design Category D – Assumed
Material Specifications
• Concrete Strengths (at 28 days)
»Foundations and Footings 3,000 PSI
»Slab on Grade 3,000 PSI
»Walls 4,000 PSI
• Concrete Reinforcement
(Rebar)
ASTM A615,
Gr. 60
Local Desert Landscapes
Local Flora
49 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
• Concrete Masonry Units (CMU)
Medium Weight Units
ASTM C-90,
2,000 PSI
• Tube Steel
»Glazing Support ASTM A500,
Gr. C
»Columns ASTM A500,
Gr. C
• Wide Flange
»Beams ASTM A992,
Gr. 50
»Columns ASTM A992,
Gr. 50
• Miscellaneous Shapes & Plates ASTM A36
• Metal Decking
»Metal Roof Decking ASTM A653,
Gr. 50
• Cold-Formed Steel
» 54 mil and heavier ASTM A653 or
A1003, Gr. 50
» 43 mil and lighter ASTM A653 or
A1003, Gr. 33
Roof Framing System
The main roof framing will consist of 20-gauge metal roof
deck supported by open web steel joists at approximately
8’-0” on center. Joists will be supported by steel wide flange
girders and steel tube columns.
Where support for future photovoltaic arrays is required,
joist spacing may be reduced and wide flange steel beams
may be used instead of open web steel joists.
Lateral Force Resisting Systems
Wind and earthquake forces will be resisted by diagonally
braced steel frames or CMU shearwalls. The steel deck
diaphragm at the roof and concrete topping slab at the
floor will deliver the lateral forces to the braced frames or
shearwalls.
Foundations
Conventionally reinforced spread and continuous footings
will support the building. Exterior footings will be set
at least 24 inches below finish grade to provide frost
protection while interior footings will be set a minimum
of 8 inches below finished floor elevations. Footings will
bear on a subgrade as prepared in accordance with the
geotechnical report.
Exterior walls will be supported by reinforced concrete
stem walls doweled to the continuous footings. Stem
wall width will support the full width of the exterior wall
system. Reinforced concrete piers will support columns at
the exterior as required.
Slab on grade areas will typically consist of a reinforced
4-inch slab on grade.
Exterior Walls
The exterior walls will be precast concrete sandwich panels
or steel studs with metal panel finish. Large areas of
storefront will require horizontal steel tube wind girts to
Lobby Space with Exposed Steel Structure
50 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
support the weight of the storefront and the wind loads on
the system unless structural curtainwall is used.
2.6 MECHANICAL
Codes
Mechanical systems will be provided as described below
in accordance with the currently adopted editions of the
following codes and standards.
• 2021 International Building Code with Washington
State Amendments
• 2021 International Mechanical Code with
Washington State Amendments
• 2021 International Fire Code with Washington State
Amendments
• 2021 Uniform Plumbing Code with Washington State
Amendments
• 2021 Washington State Energy Code
• 2020 National Electrical Code
• ASHRAE Standards
No 2021 WSEC C406 Energy Measure Credits are
anticipated to be met with the mechanical systems. The
building will require 49 credits and none of the mechanical
options are anticipated for this project given complexity
and cost.
PLUMBING
Domestic Cold Water System
The main cold water service will enter the mechanical
room on the first floor. The preliminary water service
size is 4” and will consist of a reduced pressure backflow
assembly, water meter, and pressure reducing valve. It
will serve the domestic cold water systems, domestic hot
water systems, and normal pool makeup water systems.
Domestic water piping will be a combination of copper
and PEX. The materials will be evaluated as the design
progresses. Piping insulation will be provided to prevent
condensation. Refer to the civil utility narrative for work
located five feet outside the building footprint.
Domestic Hot Water System
An air source heat pump will be used to provide the
primary heat for domestic hot water. Electric resistance
or Natural gas domestic water heaters will be provided
for supplemental heating. The water temperature will
be generated and stored around 160° F at the tanks and
will be mixed down to 120° F for use at the fixtures in the
building. A domestic hot water circulation pump and loop
will be provided to keep hot water available at all fixtures
without long wait times. Expansion tanks will be installed
at the storage tanks. Domestic hot water piping will be a
combination of copper and PEX. Piping insulation will be
provided to meet the energy code. The heat pump unit will
sit inside the mechanical room and be ducted to exterior
louvers.
Plumbing Fixtures
All plumbing fixtures will be new and selected for the
application. Fixtures and trim will be coordinated with
the architect and owner and will be of the water saving
type and ADA compliant where required. Fixtures in public
places will be battery operated sensor type. Shower valves
will be manual. The components of all fixtures will meet
ANSI/NSF 61 for low lead content. Electric water coolers
with bottle fillers will be installed where identified by the
Architect. Exterior wall hydrants will be installed to provide
service water for housekeeping and other miscellaneous
outdoor uses.
Sanitary Waste and Vent System
A sanitary waste and vent system will be provided to
serve all fixtures within the building. A dedicated waste
line will be provided for pool filter backwash. Where
possible, common roof vents will be used to minimize
roof penetrations. Cleanouts will be conveniently located
to facilitate maintenance access and as required by code.
Sanitary waste and vent piping will be Schedule 40 PVC for
piping runs above and below grade. Refer to the civil utility
narrative for work located five feet outside the building
footprint.
Rainleader System
A rainleader system will be provided to accommodate
roof drainage for the building. Roof drains and overflow
roof drains will be provided and the roof deck will be
sloped to the drain locations. Rainleaders will be routed
through the building and below grade to a point five feet
outside the building footprint at connections to the site
storm drainage. The overflow rainleaders will be routed to
discharge nozzles at the perimeter walls at a height of 18
inches above grade. Cleanouts will be located to facilitate
maintenance access. Piping will be Schedule 40 PVC above
and below grade. Refer to the civil narrative for the site
storm drainage.
Natural Gas System
The building will be served by natural gas which will be
utilized for pool heating and potentially domestic hot
water supplemental heating. The service will enter the 1st
floor mechanical room using Sch 40 steel pipe. A gas meter
to be provided by the utility and will be located just outside
the mechanical room. Gas pressure will be reduced as
required to satisfy all appliance requirements.
Pool Water Heating
51 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
Pool water heating will be by natural gas pool heaters
specified by the pool designer, WTI and installed by the
pool contractor. Natural piping will be stubbed to the
mechanical room for the pool contractor to connect to the
boilers. Combustion air and flue exhaust are by the pool
contractor. Anticipated materials are stainless steel and
each will be piped to the exterior of the mechanical room.
Separation between combustion air and flue exhaust will
be 3 ft minimum.
HEATING, VENTILATING AND AIR CONDITIONING
SYSTEMS
HVAC Design Criteria
The following design temperatures will be used for the
HVAC design. The outdoor temperatures are based
on Pasco, WA weather data for 99.6% winter and 0.4%
summer conditions:
• Outdoor Air Temperature – Heating Design: 11.2
degrees F
• Outdoor Air Temperature – Cooling Design: 99.2
degrees F DB, 69.1 degrees F WB
• Indoor Air Temperature – Heating Design: 70
degrees F
• Indoor Air Temperature – Cooling Design: 75
degrees F
• Indoor Air Temperature (Natatorium) – 84 degrees F,
55% RH
• Indoor Air Temperature (Locker Rooms)
– 78 degrees F
The insulation values for each building component (walls,
roofs, glazing, etc.), are anticipated to meet or exceed the
prescriptive values in the 2021 Washington State Energy
Code.
Packaged Rooftop Heat Pump Units
Packaged rooftop units with heat pumps will be located
on the roof to provide heating, ventilation, and cooling
for the building. The strategy of providing multiple units
that are zoned based on occupancy and exposure is being
proposed in order to improve space comfort and provide
energy savings. High efficiency equipment available from
the manufacturers will be evaluated for this project. Units
will be provided with airside economizers for energy
conservation and electric resistance heating for backup
heat.
Natatorium Rooftop Unit(s)
The natatorium is currently sized at 12,000 SF with an
average ceiling height of 27 ft. This equates to 351,021 CF
of volume. The target airflow for the space will be 6 ACH
in order to maintain good indoor air quality and control
relative humidity. Roughly 35,000 cfm is anticipated in
order to meet the 6 ACH at the current building size.
There will be two roof mounted packaged air conditioning
units with supply and return fans. The units will operate
in unison. The units will have self-contained temperature
and humidity controls with a DDC interface to the building
control system. The units will have a heat pump coil
in the airstream that will provide heating and cooling.
Electric resistance heating will be provided as backup
and supplemental heat. The units will have an energy
recovery core that transfers energy between the supply
and exhaust air streams. Each unit will be capable of 100%
economizer operation and will run continuously 24/7 in
order to manage space conditioning.
Painted aluminum spiral duct or fabric duct will be used
for supply ductwork. There will be painted aluminum
return ducts with openings low at one side of the pool
to sweep the surface of the pool for odors and built-up
contaminants. The natatorium will be kept slightly negative
air pressure relative to the other parts of the building
to keep the pool chemical smells from exiting and from
driving moisture into the building envelope.
Locker Room Rooftop Unit
The locker rooms will be served by a 100% outside air
packaged rooftop unit with a sensible-only energy recovery
core. This unit will operate continuously during occupied
hours to exhaust toilet and shower rooms and provide
conditioned fresh air. Heating and cooling will be provided
by an integral heat pump with electric supplemental heat.
Air Distribution System
Supply air ductwork will be low pressure and will be
distributed to serve each zone. All outdoor, return, and
relief air ductwork will be low pressure construction.
All ductwork joints and seams will be tightly sealed as
required by current standards.
Specialty Cooling Equipment
The specialty cooling equipment for this project consists
of high efficiency ductless split system cooling units which
serve the data rooms.
Specialty Exhaust Equipment
Dedicated exhaust fans will be provided to handle the
exhaust air for specialty rooms, such as chlorine and acid
storage rooms. These spaces will be served by dedicated
fans that operate 24/7. The fans will be specialty coated to
withstand to harsh chemical environment. The ductwork
will be FRP or PVC.
Dedicated Outside Air System & Exhaust Systems
The 2021 Washington State Energy Code requires the
admin spaces to be served by a Dedicated Outside Air
System (DOAS) with energy recovery that will provide fresh
air to each occupied space and exhaust stale air. The DOAS
unit(s) will operate continuously during occupied hours
52 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
while the heating and cooling equipment will cycle on and
off throughout the day to meet space demands.
Testing, Adjusting, And Balancing And
Commissioning
The HVAC system and associated controls shall be fully
Tested, Adjusted, and Balanced by a qualified firm certified
by NEBB and provide a complete report.
Building systems shall be commissioned according to the
Washington State Energy Code. It is assumed that the
Owner will hire a commissioning agent for the project.
Energy Management And Control System (EMCS)
The mechanical systems in the building will be controlled
and monitored by an energy management and control
system (EMCS). In addition to controlling the mechanical
equipment the EMCS will monitor and control other
systems in the building. The primary features included
in the EMCS and systems monitored or controlled are
identified in the following lists.
System Features:
• Building Temperature Control
• Building Ventilation Control
• On-Site Computer for Local Operator Interface
• Graphic System Interface for Intuitive Operator
Control
• Centralized Scheduling of Equipment Operation
• Optimum Equipment Start Control for Occupied
Periods
• Trend Logging of Controlled and Monitored Points
• Low Voltage System Wiring Routed in Metal Raceway
Systems Monitored and/or Controlled:
• Control and Monitor all Heating, Cooling and
Ventilating Equipment
• Control and Monitor all Exhaust Fans
• Control and Monitor all Domestic Water Heating
Equipment
• Monitor all Split Systems
• Monitor Outside Air Temperature
• Monitor Building Power Consumption
• Monitor Building Natural Gas Consumption
• Monitor Electrical Service Phase Failure
• Control Lighting through interface with Lighting
Control System
• Monitor Building Intrusion Alarm System (General
Alarm)
• Monitor Building Fire Alarm System (General Alarm)
Private Party Room Patios
53 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
• Control Fire Alarm Shutdown of Heating and
Ventilating Equipment
FIRE PROTECTION
The building will be fully sprinklered with a wet-pipe
sprinkler system throughout. The system will be designed
for a light hazard in most areas, with an ordinary hazard
group 1 design for mechanical rooms, storage rooms and
concessions. The system will be divided into zones as
needed, with no more than 52,000 square feet per zone as
required by NFPA 13.
Pipe will be black steel throughout, schedule 10 or 40 wall
thickness. All threaded pipe shall be schedule 40.
Seismic bracing will be provided as required by NFPA 13.
Water will be supplied from the municipal water system.
The water supply is anticipated to adequately supply the
sprinkler system without the need for a booster pump.
A post indicator valve and remote fire department pumper
connection (FDC) will be provided as part of the civil design
package. The system backflow preventer will be provided
per City of Pasco standards.
Sprinklers in ceilings will be semi-recessed, with a white
finish. All sprinklers shall be centered in ceiling tiles or
located at the quarter points in 2 x 4 tiles or the center of
2 x 2 tiles. Where structure is exposed, sprinkler pipes and
heads will be exposed to view, but painted out to blend
with the ceiling finish.
2.7 ELECTRICAL
Electrical Power Service:
Power service for this project site is provided by Franklin
County PUD. The new service for the facility will terminate
at a pad-mounted utility provided transformer via
underground electrical ductbank. On the secondary side of
the utility transformer, the expected power service to the
Recreation Center will be 480/277V, 3-phase, 4-wire and
will likely be sized roughly 2,000-amperes in service main
capacity. A second service for electric vehicle charging
stations is being considered. This service would be
approximately 240/120V, 3-phase, 4 wire sized roughly at
800 amps.
Telecommunications Services:
New telecommunication services are anticipated for the
project location and will be provided by Ziply Fiber or
Lumen Technologies. New optical fiber services will be
provided to the site. New telecom services can be routed
with underground primary power conductors towards the
main electrical room.
Exterior Lighting:
Illumination of the site will be designed to enhance a
sense of safety, security, and community connection. All
new luminaires will be provided with high-efficiency LED
light sources. Parking areas, pedestrian walkways, and
outdoor gathering areas will be lit to lighting levels and
uniformity ratios that meet recommended practices as
set forth by the Illuminating Engineering Society (IES).
Building-mounted lighting will be provided at entries and
selected areas. Pole-mounted pedestrian scale lighting will
be provided along walkways that lead to entries. Pole-
mounted area lights will be provided at parking areas.
Outdoor pool areas will be illuminated to a minimum of
10 Footcandles (Fc) on all deck surfaces and at the surface
of the water. This will be a separately controlled system
comprised of pole-mounted LED flood lights mounted on
25’, 9” diameter poles.
Interior Lighting:
Illumination within the building will be designed to create
a welcoming, safe, and fun environment. Efficient LED
luminaires will be provided and designed to enhance the
architecture of each space. An RGB color changing feature
will be included in the community party rooms to allow
guests to tailor their experience. Luminaries provided
in locker rooms will be fully sealed and will be vandal
resistant as to better endure the environment. Budget
friendly luminaires will be used in all back of house spaces.
A higher level of luminaire finish will be used in the entry
lobby and in the community rooms.
Natatorium areas will be illuminated with a combination
of direct and indirect asymmetrical flood lights. All pool
and deck surfaces will be lit to a minimum of 30Fc.
Some color-changing lighting elements will be included
inside the natatorium space, and will be integrated with
slide structures, or other architectural elements. All
luminaires in the natatorium space will be rated for such
environments.
Lighting Controls:
A low-voltage, digital, programmable system that complies
with the Washington State Energy Code will be provided.
This system will control interior and exterior luminaires.
If a Building Automation System (BAS) is provided, then
there will likely be an intertie between BAS and the lighting
control system for monitoring. Manual control will be
provided through the low-voltage control system.
Interior lighting will be automatically controlled by a
combination of occupancy sensors, a low-voltage lighting
control system and manual lighting controls. Office spaces
will have ceiling-mounted occupancy sensors. Smaller
offices, storage rooms and custodial rooms will have
wall-mounted, combination occupancy sensors/switches.
Lighting in corridors will be controlled by a low-voltage
lighting control system. The control system will have
built-in on/off controls based on time of day. Local
override switches will be installed to provide manual on/
54 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
off controls. Code-required automatic dimming will be
provided for spaces where natural lighting is available.
General Operation Requirements:
Upon valid building access:
• The access control system shall place the building in
an “occupied” state.
• The intrusion detection system shall activate egress
lighting only.
• Upon activation of the Fire Alarm System:
• The fire alarm shall initiate a contact at the lighting
control system and shall activate egress lighting
only.
During occupied hours, corridor lighting shall not be
allowed to be switched “off”. Occupied hours shall be
determined by the Owner.
Emergency Power:
The project will utilize local batteries for luminaires to
satisfy the NEC 700-series minimum egress requirements
and optional standby loads.
Photovoltaic System:
The project will require 6800sqft of roof area to install PV
array panels. The new PV system will be 17kW including
Inverter, solar panel, and associated wiring and control.
Interior Power Distribution:
A new service power switchboard will be installed in
the main electrical room. The main overcurrent device
at switchboards will be via power circuit breakers.
Distribution panels will have molded-case main and
branch circuit breakers and branch panel overcurrent
devices will have molded-case circuit breakers.
The lighting and large mechanical equipment will
be powered via the 480/277V, 3-phase distribution.
Receptacles, small mechanical equipment, and
miscellaneous power connections will be connected to a
208Y/120V, 3-phase distribution.
For interior feeders we will be utilizing aluminum feeders
that are rated 100-amperes and up. Feeders that are
below 100-amperes will be copper as will all branch
circuiting.
Interior Telecommunication Distribution:
The project will have telecom racks on site with fiber
backbone between each will be OS2 single-mode. Telecom
racks will be either 2-post free-standing type or wall
mounted type. Patch panels will be 24, 32, or 48-port
types, depending on Owner preference. The cabling type
at each project site to each workstation outlet will be CAT-6
and CAT-6A for WAPS.
The telephone system will be accomplished via owner
supplied VOIP over the local area network.
Fire alarm reporting, intrusion detection reporting and
elevator call-out (if included in the project) will require
specialty lines for POTs lines replacement.
A complete structured cabling system will be provided for
voice and data distribution. Telecommunications racks will
be installed in dedicated telecommunications rooms or in
rooms where readily accessible. These racks will distribute
telecommunication cabling in offices and other spaces.
Outlet boxes will be provided for all telecommunications
outlets. Raceways will be installed from outlet boxes to
above accessible ceilings. J-hooks and/or D-rings will be
installed to support horizontal telecommunications cabling
in corridors. Open, horizontal UTP cable will be installed
above inaccessible ceilings in conduit and not cable tray.
Telecommunications outlets will be provided for wireless
access ports (WAP) utilizing Power over Ethernet (PoE)
technology. Active network equipment such as servers,
switches, WAPs, and similar will be furnished and installed
by the Owner. Passive equipment such as racks, data
outlets, wiring, cabling support systems, and patch panels
will be furnished and installed by the Contractor.
Audio-Video Distribution System:
The Audio-Video system shall consist of a HDMI plate
below the (OFCI) display for user interface with a FSR
PWB-100-W wall box behind the display in the three
party rooms, both concession stands and both of the
LED screens, one in the natatorium and the other on
the outside deck. If there needs to be additional sound
reinforcement it shall be via a sound bar at the display
location (OFOI).
Paging System:
The paging function shall be part of the sound
reinforcement system. This system shall have a (SIP)
Session Initiation Protocol interface for the paging function
and will be zoned for natatorium, admin area, lobby,
corridor, locker rooms, party rooms, and concessions as
an all call 20-24 drop tile or wall speakers.
Clock System:
Clock system shall be a wireless synchronized master clock
system with battery powered clocks. Clock shall be located
in the Lobby, Concessions, Party Rooms, Administration
rooms, Lifeguard Room, three weather resistant clocks
in the Natatorium and one on the exterior of the
building. This shall be for both the main building and the
concessions building.
Access Control System:
55 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
The facility will include a complete intrusion detection
system and will have controlled access at selected
doors. Contractor will provide, but not limited to: card
readers, door position switches, request-to-exit, electrical
connections to door hardware, cable termination, system
programming and system commissioning.
Intrusion Detection:
The Intrusion Detection system shall consist of a main
panel, keypad in the main entry, (3) sirens, door position
switched on each of the exterior doors, motion detectors
in the hallways, lobby, administration, concessions, and
natatorium. This shall be for both the main building and
the concessions building.
Video Surveillance System:
The Video Surveillance shall be IP based with constant
video recording for 45 days storage retention. The
cameras shall be minimum of 5MP per lens for interior
cameras and 8MP for exterior cameras. The pool deck
shall have three multi-lens pole mounted cameras, the
building exterior envelope shall receive six corner and wall
mount multi-lens cameras, the natatorium shall receive
four wall mount cameras, the interior of the main building
shall receive nine cameras and the concessions building
shall receive one camera. Viewing of these cameras shall
be from two owner supplied computers.
Fire Alarm System:
The fire alarm system will be fully addressable and will
include speakers for audible alarm signals and strobes
for visual signals and include head-end locations and
annunciator locations. Fire alarm system circuits will
be installed in metallic raceways. Smoke detection will
be installed in corridors and gathering spaces. Manual
stations will be installed at building exits and at the top
of stairs connecting adjacent floor levels, if required by
jurisdiction. Beam detectors, with remote test stations will
be installed in high ceiling areas such as the natatorium
space. Duct smoke detectors will be installed in HVAC
equipment with air capacities exceeding 2,000 CFM. The
fire alarm control panel will release fire/smoke dampers
and will provide elevator recall functions. The fire alarm
control panel will be capable of providing central reporting
functions to a remote site.
Fire alarm extender panels will be provided to support
additional devices in remote locations to the new fire
alarm control panel. The fire alarm extended system
will be an automatic addressable system with smoke
detectors, heat detectors, strobes and speakers and HVAC
shut-off. The new fire alarm extended system will be
networked with the fire alarm control panel.
Two-way Emergency Responder System:
The Two-way Emergency Responder System may not be
required. The contractor will be required to carry a dollar
value for this system. If the testing report of the building
structure requires this system to be installed, this dollar
value will be used for the installation of this system.
View of Indoor Natatorium’s Water Features Looking West
56 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
2.8 BUILDING CODE
ANALYSIS
The Pasco Aquatic Center will meet all requirements of
the 2021 International Building Code with Washington
State Amendments and the companion codes for specific
disciplines adopted by the City of Pasco. An introductory
pre-application was held with the city in early July, 2024
to give them an overview of the project and discuss
planning and process requirements. A pre-development
meeting will be scheduled during the Schematic Design
phase to accommodate an early sitework development
package. Site grading and utilities work could then start
in December 2024. The current schedule is to have
construction documents ready to be submitted for full
plan review to the authorities having jurisdiction by
mid-December 2024 and construction should begin in
early 2025. The building is required to have an automatic
fire sprinkler system throughout. Quick response sprinkler
heads will be used.
The new main building is comprised of a 12,000 square
foot natatorium, a lobby with concessions, three
multipurpose party rooms, changing rooms, lockers,
administrative spaces, and mechanical support spaces.
An additional outbuilding contains more changing rooms,
concessions space, and pool mechanical space. Both
buildings comprise approximately 33,300 square feet per
the building program. Site work includes a 4,700 square
foot outdoor pool with deck space, party room patios,
140 parking stalls, food truck parking, a portion of a
shared pedestrian plaza, as well as required and desired
landscaping areas.
Construction Type
A preliminary code check indicates that the facility may
be constructed primarily as a Type II-B structure. Building
elements in type II-B construction are not required to be
fire rated, but they must be of non-combustible materials.
Occupancy Type
The project contains three occupancy types. It is
predominantly a Group “A-3” Assembly Occupancy, (indoor
swimming pool without spectator seating), with office
areas considered Group “B” Business Occupancies and
storage areas as Group S-1.
Mixed Occupancies: The code has certain requirements on
how mixed occupancies can co-exist in a single building
that can be somewhat restrictive when applied to Group
A, B and S occupancies. This is mitigated by a method
that classifies the building under the “Non-Separated
Uses” provisions in IBC Section 508.3 which uses the more
restrictive “A” Occupancy to calculate allowable building
area and building height. Using this method, no fire
separation is required between the various occupancies.
Allowable Area and Height
One of the primary methods the building code regulates
construction is by specifying a maximum allowable area
and height for specific types of occupancies and specific
types of construction. The construction type has to do
with (2) basic issues; combustible / non-combustible
materials and fire rated / non-fire rated construction.
Non-combustible and fire rated construction yield higher
allowable areas and heights than combustible and non-fire
rated. The goal is to find a construction type that has the
best cost-benefit and will be the easiest to manage over
Existing Site Flora
57 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
time. Typically, managing a fire rated building is more
difficult than a non-fire rated building.
For a Construction Type II-B building, the allowable area
with an increase due to fire sprinklers for A-3 Occupancy
is 38,000 square feet for a single-story building. By adding
an increase for building perimeter that fronts on a public
way, those numbers may be increased to approximately
45,125 for a single-story building. The code allows for 3
stories up to a maximum of 75’; currently this is a single-
story building with the highest point being 42’ above
grade.
With the ground floor area being 33,300 square feet and
less than the allowable 45,125 sf, the building will not need
to be divided at some location with a 2-hour rated fire
separation wall into multiple buildings.
However, the project is currently complying with Unlimited
Area Buildings per IBC Sections 507.4 and 507.6. Section
507.6 allows for a single-story Group A-3 building of Type
II construction used as an indoor swimming pool to be
of unlimited area provided it doesn’t have a stage, it has
an automatic sprinkler system, and it is surrounded on
all sides by public ways or yards not less than 60 feet in
width. Section 507.4 allows for the area of a one-story
Type A-4 building of Type II construction to be unlimited
provided that is has an automatic sprinkler system and is
surrounded by public ways or yards not less than 60 feet
in width. This is an important distinction while planning for
future Phase 2 which includes an indoor swimming pool
with spectators (Occupancy Group A-4).
Fire Resistance Rating of Building Elements
Using type II-B construction, all the structural and non-
structural elements of the building may be non-fire rated
with the exception that any fire wall dividing the building
would be required to have a 2-hour fire rating with
120-minute self-closing fire doors at openings. This is a
common strategy for community facilities like this but is
not anticipated to be needed for this facility design at this
time.
Zoning
The project is in a Mixed Use/Commercial zone as part of
the Broadmoor Master Plan. The project will conform to
the Broadmoor Master Plan and Development Regulations
dated March 2023 as provided by the City of Pasco
[Broadmoor Master Plan and Development Regulations]
as well as Pasco Municipal Code 25.97.060 Mixed
Residential and Commercial [https://pasco.municipal.
codes/PMC/25.97.060] as part of the requirements for the
Broadmoor Overlay District.
The design will need to adhere to the requirements set out
by the code and as reviewed by the City of Pasco. These
required site considerations include:
• Building Siting in proximity to public streets
• Being under the maximum building height of 90’.
• Providing numerous and adequate pedestrian-
friendly pathways through the site.
• Providing integration with city planned multi-modal
transportation networks connecting to bike lanes
and transit stops.
Local Arid Landscape
58 DESIGN & SYSTEM NARRATIVES JULY 23, 2024
• Mitigating large parking areas with multiple
landscape and pedestrian features.
• Landscape requirements along street frontages,
property lines and throughout parking areas.
• Incorporating building design elements that provide
an appropriate architectural response to the
neighborhood – i.e. no stark blank walls.
• Screening rooftop mechanical units and ground level
utilities.
A State Environmental Policy Act, (SEPA), report will
be completed approximately September 2024. Once
complete, the review comment phase will begin. The PFD
is acting as the lead agency for the SEPA process.
Energy Code
The project will comply with the 2021 Washington State
Energy Code (WSEC). The energy code requires minimum
envelope, mechanical and electrical performance as well
as some whole building testing and reporting systems.
Other requirements include vestibules at main building
entrances and on-site renewable energy which typically
takes the form of photovoltaic (PV) arrays on the roof.
Skylights are not required in the project based on space
types and other daylighting strategies in place.
The WSEC requires projects to provide a certain number of
energy efficiency credits based on the project type through
incorporating energy efficiency measures and building
load management measures. This project type requires 49
energy efficiency credits and 26 load management credits.
Energy efficiency measures such as reducing lighting
power (15 credits) and increasing the building envelope
performance by 15% (14 credits) are strategies that are
typical to employ. For the remaining 20 required credits,
the project team has identified measures that include
adding additional PV arrays and testing for reduced air
leakage as possible targets.
As for the load management credits, the project team is
pursuing incorporating HVAC load management and/or
building thermal mass strategies to achieve the required
number of credits.
Review by a third-party reviewer is not required by the city
for plan review and permit issuance. Compliance forms
will be completed by the design team and submitted to the
city during plan review.
Electrical Vehicle Charging
Washington state requires new buildings to comply with
WAC 51-50-0429 which calls for the provision of electrical
vehicle (EV) charging infrastructure. The project is required
to have 10% of the total parking spaces equipped with
EV charging stations, 10% of the total parking spaces be
EV-ready which includes circuiting for future charging
stations, and 10% of the total parking spaces be
EV-capable which includes raceways for future wiring and
charging stations. Currently, with the project’s provided
140 parking spaces, 14 spaces would have EV chargers, 14
spaces would be wired for future chargers, and 14 would
have raceway provided for future wiring and chargers.
Washington State Department of Health
For new construction of a Water Recreation Facility for
the public (swimming pool, spa, spray features, water
park, or water feature), projects are required to obtain
a construction permit from the Washington State
Department of Health. Innovative or unconventional
projects are required to schedule a pre-design
meeting with Water Recreation Staff before a detailed
plan is developed and submitted. Washington State
Administrative Code Chapters 70.90, 246-260, and 246-262
regulates construction and maintenance of regulated
recreational water facilities. Detailed permit review
applications will be submitted in addition to the 90%
construction documents for comments and approval.
Benton-Franklin Health District
Pasco’s local health district will review the project
concurrently with the City of Pasco and the Washington
Department of Health. Although the Washington
Department of Health will review the project and grant
the water recreation facility construction permit, the
Benton-Franklin Health District will assist through the
approval process. Benton-Franklin Health District will also
review any spaces that involve food handling, such as
concessions.
3.0
Target Value Delivery
& Project Schedule
60 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
3.0
TARGET VALUE
DELIVERY
& PROJECT
SCHEDULE
The Bouten-NAC team utilized Target Value Delivery
(TVD) to establish and understand the program, provide
a baseline estimate based on the program and complete
a validation level design to the estimate. The team has
determined that the established program can be achieved
for the target construction budget of $37.46 million. This
section provides further detail of the components of the
target budget including the detailed estimate summary,
the project schedule and the plan to establish the
Guaranteed Maximum Price.
61 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
3.1 COST MODEL ESTIMATE
SUMMARY
In development of the validate estimate, conceptual
scopes of work were identified based on the design
renderings, narratives and exhibits included in this
validation package.
ITEM DESCRIPTION COST / SF TOTAL COST
1 Division 01: General Requirements 18.17$ 609,946$
2 Division 02: Selective Demolition & Related Work (None)0.00 -
3 Division 03: Concrete & Precast Panels 66.08 2,218,782
4 Division 04: Masonry 9.92 333,194
5 Division 05: Metals 38.43 1,290,419
6 Division 06: Wood & Plastics 6.36 213,597
7 Division 07: Thermal & Moisture Protection 34.34 1,153,066
8 Division 08: Doors & Openings 37.39 1,255,446
9 Division 09: Finishes 23.73 796,696
10 Division 10: Specialties 12.52 420,364
11 Division 11: Equipment 1.49 50,019
12 Division 12: Furnishings 2.62 88,058
13 Division 13: Special Construction 205.60 6,903,150
14 Division 14: Conveying Equipment (None)0.00 -
15 Division 21: Fire Suppression Piping 6.50 218,244
16 Division 22 - 23: Mechanical 102.91 3,455,247
17 Division 26 - 28: Electrical & Low Voltage 85.47 2,869,647
18 Division 31: Earthwork 23.85 800,923
19 Division 32: Exterior Improvements 38.11 1,279,456
20 Division 33: Utilities 17.69 593,817
21 Deduct 300 SF of Building to Match Approved Program -4.47 (150,000)
22 Design & Estimating Contingency 54.50 1,830,005
23 Subtotal 781.22$ 26,230,076$
24 Indirect Costs (Design, Insurance, General Conditions, & Fee)8,167,331
25 Subtotal 1,024.46$ 34,397,407$
26 Washington State Sales Tax (8.9%)3,061,369
27 GRAND TOTAL 1,115.64$ 37,458,776$
Pasco Aquatic Center
Pasco Public Facilities District
Pasco, WA
Validation Estimate Summary
July 15, 2024
Prepared by: Bouten Construction Company Page 1 of 1 2024.07.15 Estimate Summary_Validation
62 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
Deffered Scope (Betterments)
In the process of developing the initial TVD estimate,
the Bouten-NAC team, along with the Design and
Construction Committee have identified potential project
enhancements/amenities to enhance the “WOW” factor
of the completed project. These betterments will be
PROJECT BETTERMENTS LIST
Pasco Aquatic Center
July 19, 2024
Item Description ROM Cost Decision Date Priority Level
1 Add 3rd waterslide 460,000$ TBD
2 Add NexGen chlorinator 340,000$ TBD
3 Add enhanced sound system 210,000$ TBD
4 Beach volleyball - 2 full courts in Phase 2 building's footprint 110,000$ TBD
5 Epoxy flooring (Natatorium & Locker Rooms)140,000$ TBD
6 NinjaCross course Interior Natatorium 760,000$ TBD
7 Additional four shade structures / cabanas (includes power)80,000$ TBD
8 Additional 500 sf of exterior pool area 360,000$ TBD
9 Additional exterior pool activity feature 140,000$ TBD
10 Myrtha pool vessel (outdoor/indoor)1,300,000$ TBD
11 Indoor or outdoor LED screen (includes support structure)250,000$ TBD
12 Additional 10% interior Natatorium area 1,200,000$ TBD
13 Additional colorful lighting (interior and exterior)60,000$ TBD
14 Additional 10% deck or landscaping area within pool enclosure 25,000$ TBD
15 Additional Nanawall opening in the Natatorium 50,000$ TBD
16 Add pickleball courts - concrete surface (Phase 2 footprint)150,000$ TBD
17 Additional landscaping feature 140,000$ TBD
18 Add skylights in the Natatorium (apx 1200 sf)375,000$ TBD
19 Additional sunshade devices for Natatorium (Exterior)150,000$ TBD
20 Allowance for single Party Room upgrade 30,000$ TBD
21 Increase parking by 40 stalls (140 to 180 ea) - includes added car charger scope 120,000$ TBD
22 Add soffit cladding to exposed metal deck (exterior of building)130,000$ TBD
Item Cost Reduction Opportunities ROM Cost Decision Date Priority Level
1 (400,000)$ TBD
2 Target enclosure reduction of approx. 3,800 sf (380,000)$ TBD
3 (140,000)$ TBD
4 Omit spa (325 sf water area)(160,000)$ TBD
5 Revise indoor changing rooms from 17 to 8 ea - utilize conventional locker rooms (160,000)$ TBD
6 Combine pool mechanical rooms (90,000)$ TBD
NOTES
1 Values shown are rough order of magnitude. Final values to be updated upon scope alignment and requirements.
2 Dates shown are for initial discussions and may be adjusted based on timing of further design meetings and space planning.
3 Values represent total design-build cost inclusive of Washington State Sales Tax.
Reduce square footage to 33,000 sf (apx. 278 sf reduction)
Reduce outdoor pool water area by 700 sf
tracked throughout the remainder of Phase 1 – Design
and Preconstruction for inclusion as estimate risks
are relinquished and funds become available. These
enhancements are currently listed as Rough-Order
Magnitude (ROM) costs.
63 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
Validation
Report
7/23/2024
GMP 1 and
Mobilization
December
2024
GMP 2 and
Structure
February
2025
Substantial
Completion
February
2026
DOH Permit
April 2025
3.2 PHASE 1 & PHASE 2
NOT TO EXCEED AMOUNT
Phase 1 Contract Amendment and Level of Effort
The detailed level of effort to include design and
preconstruction costs, lump sums, allowances, design-
build team contingencies and total costs for completion of
Phase 1 – Design and Preconstruction to develop the GMP
is being provided to the Facilities District as a separate
document.
3.3 PHASE 1 & 2 SCHEDULE
Target Schedule
The target schedule has been developed based on the
activities completed to date, with the sequence of design
and construction activities to include procurement and
timing for the setting of the GMP packages. Upon owner
review, our design-build team will work with the Pasco PFD
to make adjustments or revise this schedule accordingly
to align with owner objectives. As an overview to the
entire progressive design-build process; below is a graphic
depicting where we are at in the process as well as the
GMP and completion milestones.
Target Schedule
64 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
ID Task Name Dur Start Finish
0 Pasco Aquatics Facility 672.81 daysWed 9/27/23 Fri 4/24/26
1 Design-Builder Procurement + Selection 52 days Wed 9/27/23 Thu 12/7/23
2 Validation Phase 163 daysFri 12/8/23 Tue 7/23/24
3 Contract 21 days Fri 12/8/23 Fri 1/5/24
4 Kickoff and Onboarding 21 days Fri 12/8/23 Fri 1/5/24
5 Kickoff Meeting 0 days Fri 1/5/24 Fri 1/5/24
6 Subconsultant Onboarding 25 days Mon 1/8/24 Fri 2/9/24
7 Subconsultants 20 days Mon 1/8/24 Fri 2/2/24
8 D/B MEP 20 days Mon 1/15/24 Fri 2/9/24
9 Validation Design 90 days Mon 2/5/24 Fri 6/7/24
10 Design Kickoff 5 days Mon 2/5/24 Fri 2/9/24
11 Basis of Design Team Charrette 5 days Mon 2/12/24 Fri 2/16/24
12 Basis of Design - OAC Charrette 5 days Mon 2/19/24 Fri 2/23/24
13 Basis of Design - Early Model 0 days Fri 2/23/24 Fri 2/23/24
14 Basis of Design 25 days Mon 2/26/24 Fri 3/29/24
15 Basis of Design First Pass 0 days Fri 3/29/24 Fri 3/29/24
16 Land Decision 0 days Fri 5/24/24 Fri 5/24/24
17 Finalize Site Plan and Design 11 days Fri 5/24/24 Fri 6/7/24
18 Estimating 122 daysMon 2/5/24 Tue 7/23/24
19 Conceptual Estimate 5 days Mon 2/5/24 Fri 2/9/24
20 Validation Estimate 15 days Mon 6/10/24 Fri 6/28/24
21 Final Deliverables 8 days Mon 7/1/24 Wed 7/10/24
22 Validation Phase Complete 0 days Fri 7/19/24 Fri 7/19/24
23 Board Decision 3 days Fri 7/19/24 Tue 7/23/24
24 Design and Preconstruction Phase 188 daysFri 7/19/24 Tue 4/8/25
25 Design 125 daysTue 7/23/24 Tue 1/14/25
26 Phase 1 Notice to Proceed 0 days Tue 7/23/24 Tue 7/23/24
27 Site Survey (Topo and Boundaries)15 days Wed 7/24/24 Tue 8/13/24
28 Geotechnical Report 30 days Wed 7/24/24 Tue 9/3/24
29 Complete Schematic Design 25 days Wed 7/24/24 Tue 8/27/24
30 Design Development 40 days Wed 8/28/24 Tue 10/22/24
31 Sitework Package 35 days Wed 9/25/24 Tue 11/12/24
32 Construction Documents 60 days Wed 10/23/24 Tue 1/14/25
33 Permitting 155 daysWed 9/4/24 Tue 4/8/25
34 Submit SEPA 40 days Wed 9/4/24 Tue 10/29/24
35 Early Site Permit 10 days Wed 11/13/24 Tue 11/26/24
36 Building Permit - City of Pasco 40 days Wed 12/18/24 Tue 2/11/25
37 DOH Aquatics Approval 60 days Wed 12/18/24 Tue 3/11/25
38 DOH County Approval 80 days Wed 12/18/24 Tue 4/8/25
39 Estimating 148 daysFri 7/19/24 Tue 2/11/25
40 Concept Estimate 20 days Fri 7/19/24 Thu 8/15/24
Pasco Aquatics Facility 4/24Pasco Aquatics Facility 4/24
Design-Builder Procurement + Selection 12/7
Validation Phase 7/23
Contract 1/5
Kickoff and Onboarding 1/5
Kickoff Meeting 1/5
Subconsultant Onboarding 2/9
Subconsultants 2/2
D/B MEP 2/9
Validation Design 6/7
Design Kickoff 2/9
Basis of Design Team Charrette 2/16
Basis of Design - OAC Charrette 2/23
Basis of Design - Early Model 2/23
Basis of Design 3/29
Basis of Design First Pass 3/29
Land Decision 5/24
Finalize Site Plan and Design 6/7
Estimating 7/23
Conceptual Estimate 2/9
Validation Estimate 6/28
Final Deliverables 7/10
Validation Phase Complete 7/19
Board Decision 7/23
Design and Preconstruction Phase 4/8
Design 1/14
Phase 1 Notice to Proceed 7/23
Site Survey (Topo and Boundaries)8/13
Geotechnical Report 9/3
Complete Schematic Design 8/27
Design Development 10/22
Sitework Package 11/12
Construction Documents 1/14
Permitting 4/8
Submit SEPA 10/29
Early Site Permit 11/26
Building Permit - City of Pasco 2/11
DOH Aquatics Approval 3/11
DOH County Approval 4/8
Estimating 2/11
Concept Estimate 8/15
J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J
Half 1, 2023 Half 2, 2023 Half 1, 2024 Half 2, 2024 Half 1, 2025 Half 2, 2025 Half 1, 2026
Prepared By: Bouten Construction Page 1 of 3 Printed: Thu 7/18/24
Design Submissions
As the design team develops the basis-of-design
documents, they will be submitted to the Owner. In
addition to the overall design phase durations shown
in the Phase 1 & 2 Schedule, intermediate milestone
submission packages representing the appropriate level
of development for each phase will be provided for review
and approval. As they are being developed, any material
differences between the design submissions and the
Owner’s Project Criteria and Initial Project Scope will be
highlighted. The design-build team will work collaboratively
to make adjustments in the documents to fit within the
project goals.
Below is a further breakdown of design submission
package milestones and agreed upon deliverables:
100% Schematic Design –
Deliverables: 100% SD floor plans, site plans, renderings,
and Target Value Design Budget. Any significant changes
to the systems between the Initial Project Scope and 100%
SDs will be documented and approved by the Owner
50% Design Development –
Deliverables: Large format drawings for all disciplines
with text notes to document the decisions made during
the design development meetings, investigations, and
discussions. TVD budget updates as cost changes occur.
100% Design Development –
Deliverables: Large format drawings for all disciplines,
outline specifications and performance requirements for
the project, DD renderings, and TVD budget updates.
50% & 75% Construction Documents & Early Site Package
Documents –
Deliverables: Large format drawings for all disciplines for
design team coordination, design-build constructibility
review, and Owner scope review purposes.
90% Permit & Bid Documents –
Deliverables: Large format drawings for all disciplines, full
set of project manual specifications in CSI Masterformat,
permit review applications and TVD budget updates.
100% Conformed Set –
Deliverables: Large format drawings for all disciplines, full
set of project manual specifications that all incorporate
addenda posted during the bid period or other changes
required by jurisdictional review authorities.
Reference appendix 5.9 for enlarged view.
65 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
ID Task Name Dur Start Finish
81 F/R/P/S 10 days Thu 5/1/25 Wed 5/14/25
82 Backfill 10 days Thu 5/15/25 Thu 5/29/25
83 Amenities Area Foundations Complete0 days Thu 5/29/25 Thu 5/29/25
84 Pool Finishes and Amenities 204 daysWed 4/16/25 Fri 2/6/26
85 Outdoor Pool Mech Room 60 days Wed 4/16/25 Wed 7/9/25
86 Install Outdoor Pool 115 days Thu 4/17/25 Mon 9/29/25
87 Install Indoor Pool and Deck 110 days Mon 7/28/25 Fri 1/2/26
88 Commissioning - Pools 25 days Fri 1/2/26 Fri 2/6/26
89 Pool Phase Complete 0 days Fri 2/6/26 Fri 2/6/26
90 Site Work 101.81 daysFri 5/30/25 Mon 10/20/25
91 Electrical 10 days Fri 5/30/25 Thu 6/12/25
92 Storm 10 days Fri 6/13/25 Thu 6/26/25
93 Grubbing 10 days Fri 6/27/25 Fri 7/11/25
94 Landscaping 10 days Tue 9/30/25 Mon 10/13/25
95 Asphalt 5 days Tue 10/14/25 Mon 10/20/25
96 Site Work Phase Complete 0 days Mon 10/20/25 Mon 10/20/25
97 Bouten Pre Punch List Walk 2 days Tue 10/21/25 Wed 10/22/25
98 Trade Partners Repair 15 days Thu 10/23/25 Wed 11/12/25
99 Pre Punch Phase Complete 0 days Wed 11/12/25 Wed 11/12/25
100 Startup Commissioning and Signoff 189 daysThu 5/29/25 Fri 2/27/26
101 Notice to DOH Boiler Inspector 0 days Thu 5/29/25 Thu 5/29/25
102 Notice to DOH Boiler Inspector 130 days Thu 5/29/25 Thu 11/27/25
103 DOH Boiler Inspection 1 day Thu 11/27/25 Fri 11/28/25
104 Start Up & Commissioning 10 days Mon 1/5/26 Fri 1/16/26
105 O/A punch walk 2 days Thu 11/13/25 Fri 11/14/25
106 Punchlist 15 days Mon 11/17/25 Tue 12/9/25
107 Training 10 days Mon 11/17/25 Tue 12/2/25
108 Electrical 1 day Tue 1/20/26 Tue 1/20/26
109 Plumbing 1 day Wed 1/21/26 Wed 1/21/26
110 HVAC 1 day Thu 1/22/26 Thu 1/22/26
111 Fire Marshal 1 day Fri 1/23/26 Fri 1/23/26
112 Building 1 day Mon 2/9/26 Mon 2/9/26
113 C of O Notice to City 6 days Mon 1/26/26 Mon 2/2/26
114 Weather Bank 15 days Fri 2/6/26 Fri 2/27/26
115 Substantial Completion 0 days Fri 2/27/26 Fri 2/27/26
116 Punchlist Corrections / Owner Commissioning20 days Fri 2/27/26 Fri 3/27/26
117 Closeout 20 days Fri 2/27/26 Fri 3/27/26
118 Final Completion 0 days Fri 3/27/26 Fri 3/27/26
119 Owner Move In, Training 40 days Fri 2/27/26 Fri 4/24/26
120 Opening Day (Indoor)0 days Fri 4/24/26 Fri 4/24/26
F/R/P/S 5/14
Backfill 5/29
Amenities Area Foundations Complete 5/29
Pool Finishes and Amenities 2/6
Outdoor Pool Mech Room 7/9
Install Outdoor Pool 9/29
Install Indoor Pool and Deck 1/2
Commissioning - Pools 2/6
Pool Phase Complete 2/6
Site Work 10/20
Electrical 6/12
Storm 6/26
Grubbing 7/11
Landscaping 10/13
Asphalt 10/20
Site Work Phase Complete 10/20
Bouten Pre Punch List Walk 10/22
Trade Partners Repair 11/12
Pre Punch Phase Complete 11/12
Startup Commissioning and Signoff 2/27Startup Commissioning and Signoff 2/27
Notice to DOH Boiler Inspector 5/29
Notice to DOH Boiler Inspector 11/27
DOH Boiler Inspection 11/28
Start Up & Commissioning 1/16
O/A punch walk 11/14
Punchlist 12/9
Training 12/2
Electrical 1/20
Plumbing 1/21
HVAC 1/22
Fire Marshal 1/23
Building 2/9
C of O Notice to City 2/2
Weather Bank 2/27
Substantial Completion 2/27
Punchlist Corrections / Owner Commissioning 3/27
Closeout 3/27
Final Completion 3/27
Owner Move In, Training 4/24
Opening Day (Indoor)4/24
J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J
Half 1, 2023 Half 2, 2023 Half 1, 2024 Half 2, 2024 Half 1, 2025 Half 2, 2025 Half 1, 2026
Prepared By: Bouten Construction Page 3 of 3 Printed: Thu 7/18/24
ID Task Name Dur Start Finish
41 Schematic Estimate 20 days Wed 8/28/24 Tue 9/24/24
42 Design Development Estimate 20 days Wed 9/25/24 Tue 10/22/24
43 iGMP (Grading / Utilities / Equip)11 days Wed 11/13/24 Wed 11/27/24
44 GMP 20 days Wed 1/15/25 Tue 2/11/25
45 Phase 1 Complete 0 days Tue 2/11/25 Tue 2/11/25
46 Final Design Construction Phase 366.81 daysWed 11/27/24 Fri 4/24/26
47 Phase 2 Notice to Proceed 0 days Wed 11/27/24 Wed 11/27/24
48 Construction Phase 314 daysMon 12/2/24 Fri 2/27/26
49 Procurement 245.81 daysMon 12/2/24 Mon 11/10/25
50 Air Handling Equipment 180 days Mon 12/2/24 Fri 8/15/25
51 Electrical Equipment 240 days Mon 12/2/24 Mon 11/10/25
52 Pool Equipment 160 days Mon 12/2/24 Fri 7/18/25
53 EV Charging equipment 240 days Mon 12/2/24 Mon 11/10/25
54 Procurement Phase Complete 0 days Mon 11/10/25 Mon 11/10/25
55 Early Site Work 39.81 daysMon 12/2/24 Fri 1/24/25
56 Mobilization 2 days Mon 12/2/24 Tue 12/3/24
57 Clear vegetation 20 days Wed 12/4/24 Thu 1/2/25
58 Site Grading 15 days Fri 1/3/25 Fri 1/24/25
59 Site Mitigation Phase Complete 0 days Fri 1/24/25 Fri 1/24/25
60 Utilities 30.81 daysFri 1/3/25 Fri 2/14/25
61 Gas 10 days Fri 1/3/25 Thu 1/16/25
62 Power 10 days Fri 1/3/25 Thu 1/16/25
63 Fire line 20 days Fri 1/17/25 Fri 2/14/25
64 Water 5 days Fri 1/17/25 Thu 1/23/25
65 Sewer 3 days Fri 1/17/25 Tue 1/21/25
66 Structure 53 days Mon 2/17/25 Wed 4/30/25
67 Excavation 10 days Mon 2/17/25 Fri 2/28/25
68 F/R/P/S Foundation 13 days Mon 3/3/25 Wed 3/19/25
69 F/R/P/S Pump / Surge Tank 15 days Wed 3/19/25 Wed 4/9/25
70 Indoor Pool Stub Out Plumbing 5 days Wed 4/9/25 Wed 4/16/25
71 F/R/P/S Stem Walls 20 days Thu 3/20/25 Wed 4/16/25
72 Backfill 10 days Thu 4/17/25 Wed 4/30/25
73 Structural Foundations Natatorium
Complete
0 days Wed 4/30/25 Wed 4/30/25
74 Building Construction 122.81 daysThu 5/1/25 Mon 10/20/25
75 Install Core Shell 60 days Thu 5/1/25 Fri 7/25/25
76 Core/Shell Phase Complete 0 days Fri 7/25/25 Fri 7/25/25
77 Install Interior Finishes 60 days Mon 7/28/25 Mon 10/20/25
78 Interior Finishes Phase Complete 0 days Mon 10/20/25 Mon 10/20/25
79 Pool Structure 30.81 daysThu 4/17/25 Thu 5/29/25
80 Excavation 10 days Thu 4/17/25 Wed 4/30/25
Schematic Estimate 9/24
Design Development Estimate 10/22
iGMP (Grading / Utilities / Equip)11/27
GMP 2/11
Phase 1 Complete 2/11
Final Design Construction Phase 4/24
Phase 2 Notice to Proceed 11/27
Construction Phase 2/27
Procurement 11/10
Air Handling Equipment 8/15
Electrical Equipment 11/10
Pool Equipment 7/18
EV Charging equipment 11/10
Procurement Phase Complete 11/10
Early Site Work 1/24
Mobilization 12/3
Clear vegetation 1/2
Site Grading 1/24
Site Mitigation Phase Complete 1/24
Utilities 2/14
Gas 1/16
Power 1/16
Fire line 2/14
Water 1/23
Sewer 1/21
Structure 4/30
Excavation 2/28
F/R/P/S Foundation 3/19
F/R/P/S Pump / Surge Tank 4/9
Indoor Pool Stub Out Plumbing 4/16
F/R/P/S Stem Walls 4/16
Backfill 4/30
Structural Foundations Natatorium Complete 4/30
Building Construction 10/20
Install Core Shell 7/25
Core/Shell Phase Complete 7/25
Install Interior Finishes 10/20
Interior Finishes Phase Complete 10/20
Pool Structure 5/29
Excavation 4/30
J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J
Half 1, 2023 Half 2, 2023 Half 1, 2024 Half 2, 2024 Half 1, 2025 Half 2, 2025 Half 1, 2026
Prepared By: Bouten Construction Page 2 of 3 Printed: Thu 7/18/24
Reference appendix 5.9 for enlarged view.
66 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
3.4 EARLY GMP PLAN
The schedule currently requires an Initial Guaranteed
Maximum Price (iGMP). This will allow the project
to commence in December 2024 as well as achieve
substantial completion by February 2026. The team has
outlined this plan in both the full Design and Construction
Schedule (Exhibit 5.8) as well as the Subcontract Plan
(Section 4.3) The following items are proposed to be
included in the iGMP scope.
Long Lead Procurement
The following long-lead equipment will need to be sized,
specified and released early in design:
• Air Handling Equipment: Will need to order these based
on CFM calculations and specifications in the iGMP phase.
• Electrical Equipment: Electrical gear in general is
experiencing the most significant procurement delays and
is being tracked as a schedule risk to this project.
• Pool Equipment: There is time to allow the design to
progress through most of the CD’s design phase but will
likely need to be included in the iGMP. This will be detailed
and understood fully during the next phase (Phase 1
design).
• EV Charging Equipment: The charger lead times vary
depending on which make/model is specified, however we
are identifying it as a long-lead item to be specified during
early CD’s to be included in an iGMP proposal.
Mobilization, grading and utilities
The overall project schedule requires the construction
team to mobilize to site in early December to begin
grading and utilities. The site is remote and not all utilities
(including natural gas and power) are within the area and
will need to be extended from Harris Road. Reference the
Civil site plans for more information. These early activities
will allow foundations construction to begin in the early
spring the following year. In order to achieve the proposed
schedule, we propose creating an early site construction
set and estimate as a part of the iGMP. In discussions with
the City of Pasco – Building Division, early site excavation
and utility permits are common and would be acceptable
for this project.
The design and construction team plan to work diligently
with the subconsultants, trade partners and the PFD to
identify all requirements necessary to work towards an
early site package and iGMP phase.
67 TARGET VALUE DELIVERY & PROJECT SCHEDULE JULY 23, 2024
4.0
Quality Management
69 QUALITY MANAGEMENT JULY 23, 2024
4.0
QUALITY
MANAGEMENT
4.1 QUALITY MANAGEMENT
PLAN
Approach to Quality Assurance/ Quality Control
As reviewed in the interactive meeting, we have a 10-step
quality control process that is applied to each project
beginning in the design and preconstruction phase. The
full process is shown below. Some of the key components
are as follows:
• 3D modeling and clash detection during design.
• Pre-installation meetings with all trade partners.
• Mock-ups of all critical systems.
• Envelope testing: Natatoriums require enhanced
scrutiny during design and construction. We perform
special inspections on the envelope to ensure
performance requirements are met.
• QC Inspections: We use Procore to document quality
control and report results each week in the OAC
meetings.
Our commissioning process includes:
• Pre-functional testing: These tests typically occur at the
factory.
• Functional testing: These tests will be performed
during startup.
• Commissioning: This includes validation that systems
are performing as designed.
• Post occupancy commissioning and warranty tracking:
Bouten will support the PPFD throughout the warranty
phase by tracking key commissioning components
during all four seasons to ensure systems are
performing as designed. We will continue to support
the project beyond substantial completion.
Aquatic-specific quality control samples
The following are aquatic-related QC items included in our
site-specific QC plans for similar facilities:
• Concrete tolerance at waterslide runouts – must be
100 percent level for proper installation.
• Materials – Corrosion-resistant materials to be used
at all wet areas by all trades. Other materials will rust
immediately.
• Deck area around pool – Tight tolerances must be
maintained to ensure slip-resistance finish and proper
drainage to meet ADA and health code.
• Ground water coordination – Pools can be deep
and require close coordination with water tables and
ground water during installation.
• Humidity control approach for natatorium – Proper
equipment selection and early commissioning are
required to ensure performance results are met.
• Housekeeping – Once pool plaster is installed, strict
housekeeping policies are enforced to ensure the
plaster does not get stained by foreign substances.
• Commissioning duration – The MEP systems for pools
are extensive. Plenty of time is planned in the schedule
for startup and testing to ensure proper performance
prior to occupancy.
• Electrical grounding – Grounding of pools is unique
and requires strict documentation to confirm
compliance to ensure the safety of all users.
70 QUALITY MANAGEMENT JULY 23, 2024
Reference appendix 5.10 for enlarged view.
Quality Management Plan
71 QUALITY MANAGEMENT JULY 23, 2024
4.2 DESIGN QUALITY
MANAGEMENT
Design Management Plan
Embedded within our collaborative design philosophy is
a four-step plan to manage the design TVD processes and
exceed the five PPFD Project Goals.
Review and collaboration is integrated throughout the
process and links all activities of the plan. Step 02 of
the process is focused on collaborative community
engagement. Our past experience in aquatic facility
planning and design gives us a running start to optimize
quality, operations, and revenue. Additional research will
support the effort (Step 01), and the remaining steps 02-04
will ensure the project goals will be exceeded.
The goal of the design management plan is multifaceted.
The four broad steps of the plan give order to our process
to achieve high-quality aesthetic design in the eyes of
the PPFD. This approach also reduces risks, encourages
incorporation of efficient constructibility into the design,
provides a methodology for managing communication
with all stakeholders, and is integral to Design Quality
Management.
Design is a visual and sometimes non-linear process. Our
philosophy will guide the process with the flexibility to
allow discovery and innovation within the framework of
the plan.
01
RESEARCH + DATA
COLLECTION
Identity
Site Analysis
Current Master Plan
Local Community
Case Study
Field Trips
Operations Goals
System Selector Tool
02
ENGAGE +
WORKSHOPS
Owner
Community
Internal Team
Innovation
Stakeholders
Support Wenaha
Four Prong Approach
03
EXPLORATION +
DISCOVERY
Concepts
Site Design
Constructability Review
Building Placement
Programming
3D Massing
Character Studies
Coordination
Budget
Schedule
04
IMPLEMENTATION
Final Design
Visual Package
Constructability Review
Schedule
BudgetREVIEWREVIEWREVIEW REVIEW
TARGET VALUE DELIVERY
72 QUALITY MANAGEMENT JULY 23, 2024
Key Steps in Our Design Quality Management Process
1. Project Goals and Team Consistency
Quality management hinges on a deep understanding of
project goals and requirements. Team members must
consistently refer to and consider the established goals
and conditions of excellence when proposing solutions
to ensure that design decisions consistently exceed
expectations. Also, our core team will remain dedicated to
the project throughout its duration, ensuring continuity of
inherent project knowledge and personal investment in
the successful outcome.
2. Clear Communication and Documentation
We prioritize transparent communication for all parties
involved. We keep comprehensive records of owner
comments, design changes, issues, and their resolutions.
Regular reviews and collaboration sessions inform the
owner group about progress and design adjustments. Our
robust set of visualization tools convey design ideas and
details, offering early insights into the character of the
building and aquatic features well ahead of construction.
Active engagement, quick response, and a quality set of
documents from basis-of-design through construction
is imperative to ensuring the completed project exceeds
expectations.
3. Risk Management
We identify and manage potential risks that may affect
the design quality. Proactively addressing challenges and
uncertainties, we minimize the likelihood of disruptions
during the construction phase.
4. Quality Control and Proactive BIM Use
We enforce rigorous quality control, including peer reviews
and continuous cross-checks to ensure design compliance
with constructibility standards and industry regulations.
Proactive use of building information modeling (BIM)
software enhances collaboration, design quality, and
time savings. Our integrated tools include BIM 360 for
real-time model integration through Revit, cove.tool for
early massing and sustainability benchmark tracking,
and Procore for comprehensive design-build process
management. In our years of experience together we have
developed a real-time link between our modeling and
estimating software for additional efficiency.
5. Continuous Technical Exchange and Consultant
Coordination
Program, drawings, specifications, estimates, and
schedules work in concert. We develop documents
concurrently, supported by continuous program
monitoring, fostering ongoing technical exchange among
team members. A dedicated design manager upholds
in-depth knowledge and quality control in project
documents. Regular coordination meetings with each
consultant and in-house project staff meetings promote
collaboration and clarity. Cloud sharing our Revit models
with consultants helps ensure accuracy and resolve
conflicts quickly and effectively. Detailed pre-installation
meetings and proactive construction administration
are essential for setting expectations and avoiding
misunderstandings.
6. Testing and Validation
As the design progresses, we conduct testing and
validation to ensure that the proposed solutions meet the
intended objectives. This may include simulations, mock-
ups, or prototype testing, depending on the objective of
the exploration.
7. Continuous Improvement
We consistently seek feedback on our document quality,
with commendations for clarity, completeness, and
accuracy. The Bouten-NAC team believes in continuous
improvement and learning from every project (or even
every meeting). Our plus/delta exercises invite feedback
often to assess what is going well and identify areas for
further improvement.
Label
73 QUALITY MANAGEMENT JULY 23, 2024
Robust Process to Reduce Risks —
“PDB Lifeguard on Duty”
Just as lifeguards and swim instructors play a crucial role
in keeping swimmers safe, a design-build team like ours
ensures a project’s safety by minimizing risks during all
phases. We share a common commitment to safety and
success!
As described in the design management plan, our
approach to conducting a robust process is grounded in a
collaborative and forward-thinking mindset to significantly
reduce risks. Specifically, we will employ the following
strategies:
Training and Guidance
Similar to instructors teaching swimmers the right
techniques to meet their swimming goals, the Bouten-NAC
team provides expertise in selecting the right aquatic
amenities to meet the community’s needs and the PPFD’s
cost recovery goals to guide the project toward long-term
financial stability.
Preventative Measures
Lifeguards enforce rules like “no running” to prevent
potential injuries. Similarly, we will work together
with the PPFD to establish project guidelines and risk
mitigation strategies to avoid the pitfalls of scope creep
and budget overruns. Regular meetings with clear and
specific agendas/action items increase the productivity
and effectiveness of conversations and decision making
to move the project forward with everyone on the same
page.
Exploration and Communication
Just like a well-run aquatics facility, our goal is to create a
safe, inclusive, and enjoyable environment during the next
phases of design and construction. Exploration of ideas
to create an innovative and efficient project is exciting
and fun, but to mitigate the risk of schedule delays, clear
communication (think of a lifeguard whistle) is key to
preventing misunderstandings and re-work. We will use
items, like 3D visualizations, to clearly express our ideas in
multiple ways and make them easy to understand so more
client/stakeholder time can be spent giving actionable
feedback to the design team.
Managing Comments
Every step of the design-build process is about engaging
with people (the PPFD, Wenaha, stakeholders, community,
jurisdictions) to address their needs, wants, concerns,
and dreams. The Bouten-NAC team takes our role in this
process very seriously. The plan is to make information,
feedback, comments, and ideas easy to share and easy
to access for everyone participating in the project. Miro
will continue to be our primary platform for sharing and
accessing information, and can also be used to track
comments. Those notes will become the running dialog
or development story for the project as it moves through
each phase.
In some cases, we will use additional tools in conjunction
with Miro for more focused content review. Bluebeam
Studio Session is a very powerful collaboration software
platform for reviewing construction document PDFs. Since
it is cloud-based, it can be shared with all team members
for real-time note taking and mark-ups for changes so
you don’t have to wait for a meeting or an email to work
together. All activities are automatically tracked and can be
marked complete as they are finished. Owners and permit
review agencies are increasingly using this platform due to
its time-saving and tracking benefits.
Decision Tracking Log, Betterments Log, Constraints Log,
and Meeting Minutes are also solid tools for tracking the
discussions and action items for implementation. These
logs can be updated by the Bouten-NAC team and then
re-posted to Miro or Procore each week. Our approach
to managing comments boils down to a process that is
as transparent and collaborative as possible while also
keeping the design-build team accountable to follow-
through with our commitments to your project.
74 QUALITY MANAGEMENT JULY 23, 2024
4.3 SUBCONTRACT AND
UNDERUTILIZED BUSINESS
& INCLUSION PLAN
Subcontracting & Diversity Approach
Our extended team members are more than
subcontractors; they’re trade partners whose contributions
are invaluable in creating successful outcomes. For more
than 10 years now, we’ve engaged our trade partners
as resources as early as the validation stage, and have
brought them into GMP contracts through a competitive,
qualifications-based process.
Competitive Process & Owner Engagement
Whether it’s through a qualifications-based RFP, lump-sum
bid, or fee and rates with a not-to-exceed (NTE), our trade
partner on-boarding process is always competitive.
• Best-Value RFP We’ve created an A3 asking how trade
partners will differentiate themselves, with scoring
heavily weighted toward best value and a pricing
component that includes a preconstruction fee and
total fee percentage.
• Lump-Sum Bid Several qualified trades and scopes in
our market perform very well with a lump-sump bid
approach. We’ll use our detailed bidder’s instructions
to create competition, verifying that the full scope is
captured for each work package.
• Fee and Rates with an NTE For smaller or yet-to-be-
defined scopes of work, we’ll request fee and rates
with a not-to-exceed value.
Each approach will be reviewed in detail prior to
procurement, and we encourage the Pasco PFD to
participate and engage in the selection process.
Strategies for New Diverse Businesses
The current list of certified diverse businesses is small.
We have indicated which bid categories have certified
businesses in this region. Based on this information, we
believe that a project goal of 3-5% of the total GMP for
certified business use makes sense for the project. We’ll
confirm this with the Pasco PFD during the Schematic
Design phase of the project.
Specific diverse business approach for Pasco Aquatics:
• Focus on Small Scopes of Work Our focus will be to
target design, engineering or survey, landscaping,
miscellaneous steel, CMU, precast, and bathroom
accessories partners.
• Create Breakout Scope Packages We’ll look at
breaking out what traditionally would have been a
small scope within a larger scope package to see
where opportunities exist for diverse businesses, e.g.,
mechanical insulation, parking lot striping or signage,
or testing and balancing.
• Outreach and Communication We see a tremendous
opportunity with this project—to support and build
relationships with diverse businesses that will, in turn,
become a vital part of our industry—and will engage
as many partners in the conversation as early as
possible.
Opportunities & Challenges:
• Build and sustain a growing list of diverse firms across all
subtrades
• Seek non-certified businesses that meet the diverse
business criteria
• Expand beyond our market area (the Tri-Cities has a
relatively small network) through informational sessions
• Breakout of scopes: we can break these down early to
maximize interest early to maximize interest
75 QUALITY MANAGEMENT JULY 23, 2024
PACKAGE
NO.WORK PACKAGE DESCRIPTION ESTIMATED
VALUE*
PRE-Bond
Funding
Post-Bond
Funding
SUB OR SELF-
PERFORM
DIVERSE
BUSINESS**
INCLUSION
%
PROCUREMENT
(SELECTION)
TYPE
RFP/ITB
ISSUED TO
MARKET DATE
Validation
1 Professional Land Surveying 12,000.00$ 15,000.00$ -$ Sub N 0.05% Lump Sum Bid 07/29/04
2 Civil Engineering 200,000.00$ 200,000.00$ -$ Sub N 0.00% T & M NTE Complete
2 Geotech Services (By Owner)50,000.00$ 350,000.00$ -$ Sub N 0.00% Lump Sum Bid 07/29/24
3 Structural Engineering 195,000.00$ 350,000.00$ -$ Sub N 0.00% Best Value RFP 12/11/23
4 Aquatic Consultant 275,000.00$ 75,000.00$ -$ Sub N 0.00% Best Value RFP 12/11/23
5 Design-Build Plumbing, HVAC + Controls 3,455,200.00$ 250,000.00$ 3,205,200.00$ Sub N 0.00% Best Value RFP 01/08/24
6 Design-Build Electrical, Fire Alarm, Telecommunication, + Security 2,836,000.00$ 350,000.00$ 2,486,000.00$ Sub N 0.00% Best Value RFP 01/08/24
Phase 1 - Design
7 Landscaping - Basis of Design 45,000.00$ 75,000.00$ -$ Sub P 0.19% Best Value RFP 12/11/23
8 Design-Build Suppression 218,000.00$ 50,000.00$ 168,000.00$ Sub N 0.00% Best Value RFP 01/08/24
9 Acoustical Engineer 15,000.00$ 20,000.00$ (5,000.00)$ Sub Y 0.06% Best Value RFP 10/09/23
10 Masonry 333,000.00$ -$ 333,000.00$ Sub N 0.00% Best Value RFP 12/04/23
11 Glazing 1,026,000.00$ -$ 1,026,000.00$ Sub N 0.00% Best Value RFP 12/04/23
12 Metal Panels 87,000.00$ -$ 87,000.00$ Sub N 0.00% Best Value RFP 12/04/23
12 Precast Concrete Wall Panels 1,019,000.00$ -$ 1,019,000.00$ Sub N 0.00% Best Value RFP 11/02/24
13 Pool Contractor (TPC)6,978,000.00$ -$ 6,978,000.00$ Sub N 0.00% Best Value RFP 11/02/24
14 Earthwork + Utilities 2,241,000.00$ -$ 2,241,000.00$ Sub N 0.00% Best Value RFP 02/16/24
15 Metal Stud + GWB 164,000.00$ -$ 164,000.00$ Sub P 0.69% Best Value RFP 02/16/24
Phase 2 - Construction
16 Scanning and Construction Layout 10,000.00$ 10,000.00$ -$ Self-perform N 0.00%N/A N/A
17 Benchmarks and ROW Survey 10,000.00$ 10,000.00$ -$ Sub P 0.04% Lump Sum Bid 08/28/23
18 Structural Concrete 1,109,000.00$ 200,000.00$ 909,000.00$ Self-perform N 0.00%N/A 02/16/24
19 Non-Structural Concrete 250,000.00$ -$ 250,000.00$ Sub N 0.00% Lump Sum Bid 08/02/24
20 Miscellaneous Metals 176,000.00$ -$ 176,000.00$ Sub P 0.74% Lump Sum Bid 07/01/24
21 Structural Steel Fabricator 230,000.00$ -$ 230,000.00$ Sub P 0.97% Lump Sum Bid 04/19/24
22 Structural Steel Erector 441,000.00$ -$ 441,000.00$ Sub N 0.00% Lump Sum Bid 07/01/24
23 Rough Carpentry + Backing 98,000.00$ -$ 98,000.00$ Self-perform N 0.00%N/A N/A
24 Casework Supply 62,000.00$ -$ 62,000.00$ Sub N 0.00% Lump Sum Bid 08/02/24
25 Casework Install (With Above)-$ -$ -$ Self-perform N 0.00%N/A N/A
25 Firestopping / Smoke Protection 38,000.00$ -$ 38,000.00$ Sub P 0.00% Best Value RFP 02/16/24
26 Below Grade Waterproofing 100,000.00$ -$ 100,000.00$ Sub P 0.42% Best Value RFP 02/16/24
27 Roofing + Above Grade Waterproofing 802,149.00$ -$ 802,149.00$ Sub N 0.00% Best Value RFP 08/02/24
28 Specialty/Overhead Doors 104,000.00$ -$ 104,000.00$ Sub N 0.00% Best Value RFP 02/16/24
29 DFH Supplier 63,000.00$ -$ 63,000.00$ Sub N 0.00% Lump Sum Bid 02/16/24
30 DFH Installer 16,400.00$ -$ 16,400.00$ Self-perform N 0.00% Lump Sum Bid 08/02/24
31 Finish Flooring + Wall Base 32,000.00$ -$ 32,000.00$ Sub N 0.00% Lump Sum Bid 08/02/24
32 Painting 290,000.00$ -$ 290,000.00$ Sub Y 1.23% Lump Sum Bid 09/02/24
33 Ceilings 152,000.00$ -$ 152,000.00$ Sub N 0.00% Lump Sum Bid 08/02/24
34 Signage 67,650.00$ -$ 67,650.00$ Sub Y 0.29% Lump Sum Bid 08/02/24
35 Acoustical Wall /Ceiling Panels 120,000.00$ -$ 120,000.00$ Sub N 0.00% Lump Sum Bid 08/02/24
36 Miscellaneous Specialties 25,000.00$ -$ 25,000.00$ Sub Y 0.11% Lump Sum Bid 09/02/24
37 Locker Supply 100,000.00$ -$ 100,000.00$ Sub Y 0.42% Lump Sum Bid 08/02/24
PASCO AQUATICS FACILITY
TRADE PARTNERING AND DIVERSITY PLAN
July 10, 2024
PACKAGE
NO.WORK PACKAGE DESCRIPTION ESTIMATED
VALUE*
PRE-Bond
Funding
Post-Bond
Funding
SUB OR SELF-
PERFORM
DIVERSE
BUSINESS**
INCLUSION
%
PROCUREMENT
(SELECTION)
TYPE
RFP/ITB
ISSUED TO
MARKET DATE
PASCO AQUATICS FACILITY
TRADE PARTNERING AND DIVERSITY PLAN
July 10, 2024
38 Window Shades 53,000.00$ -$ 53,000.00$ Sub P 0.22% Lump Sum Bid 08/02/24
39 Foodservice Equipment/Appliances 10,000.00$ -$ 10,000.00$ Sub N 0.00% Lump Sum Bid 11/02/24
40 Landscaping + Irrigation 75,000.00$ -$ 75,000.00$ Sub P 0.32% Lump Sum Bid 09/02/24
41 Fencing 60,000.00$ -$ 60,000.00$ Sub N 0.00% Lump Sum Bid 09/02/24
42 Striping 5,000.00$ -$ 5,000.00$ Sub P 0.00% Lump Sum Bid 11/02/24
43 Final Cleaning 20,000.00$ -$ 20,000.00$ Sub Y 0.08% Lump Sum Bid 11/02/24
23,668,399.00$ 1,955,000.00$ 22,001,399.00$ 5.15%
NOTES
* Values are conceptual/high-level ROMs and are subject to change during the TVD processes. All values excludes markups and WSST
** Y = Yes, known certified businesses
P = Probable, non-certified business may exist for these scopes of work within the Eastern WA Region. Trades to be confirmed during outreach meetings
N = No known certified or non-certified DBE Business. Further outreach will be completed during Phase 1 to identify potential businesses